845 Wendevy Ct · Ballwin, MO 63011

$116,850

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 129 Days on market

Built 1972 $316/mo HOA · 17% of rent ↓ 10% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

Key facts

• Close to schools
• Courtyard
• Close to major roads

Tags

• WALKOUT IN LOWER LEVEL
• PARTIALLY FENCED PATIO
• COURTYARD
• RECREATION AREA
• CLOSE TO SCHOOLS
• CLOSE TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $117k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.0% in Ballwin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#2 in MO, #357 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 139 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,828 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,595
• Equity at exit: $17,423

10-year hold

• IRR: 8.1%
• Equity multiple: 1.54×
• Total profit: $17,737
• Equity at exit: $10,103

Cash invested: $32,718 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63011

• Rents YoY: 0.8%
• Active inventory: 139
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$613
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$49
• HOA: −$316
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $382

Break-even live

Break-even rent $1,410

Max offer price $116,850

Occupancy floor 75%

Sensitivity live

Price	-10% $449	-5% $416	+0% $382	+5% $349	+10% $316
Rent	-10% $233	-5% $308	+0% $382	+5% $457	+10% $532
Rate	-1.0pp $441	-0.5pp $412	base $382	+0.5pp $352	+1.0pp $321

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,212
• Closing costs: $3,506
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hillsdale Dr Ballwin, MO	3.0	1.0	925	$1,995	$2.16	44d	1	0.15mi
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$1,832	$1.56	2d	10	0.81mi
1212 Clarkson Ct #1212 Ellisville, MO	2.0	1.5	800	$1,700	$2.12	44d	1	1.02mi
920 Quail Terrace Ct Ballwin, MO	2.0–3.0	1.0–2.0	1029	$1,479	$1.44	2d	9	1.27mi
15970 Manchester Rd Ellisville, MO	3.0	1.0–2.0	957	$2,597	$2.71	2d	103	1.32mi
500 Seven Trails Dr Ballwin, MO	1.0–2.0	1.0–2.0	1171	$1,904	$1.63	2d	18	1.35mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-06
   status Pending 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

2. 2026-04-29
   price $116,850 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

3. 2026-04-24
   price $104,550 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

4. 2026-03-27
   status Active 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

5. 2026-01-28
   price $123,500 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

6. 2025-12-19
   listed $130,000 Active 569-char remark

   Show marketing remark (569 chars)

   Three levels of living in this town home, located in Ballwin. Features include: 2 bedrooms, 1.5 bathrooms and a walkout in lower level to the patio in the back. Partially fenced patio with courtyard is a plus. The main level has a living room, dining area, half bathroom and kitchen. The second floor has 2 bedrooms, each bedroom has a shared full bath, with a vanity and toilet separated for the front bedroom. Lower level has a family room and recreation area. Conveniently located close to shopping, schools and major roads. Easy to show, set your appointment today!

7. 2002-06-26
   soldstatus
8. 2002-06-26
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,726
• − Mortgage interest: −$6,545
• − Property taxes: −$1,634
• − Insurance: −$584
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − HOA: −$3,792
• − Depreciation: −$3,399
• Taxable income: $3,135
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,838/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Ballwin

• Score: 86/100
• State rank: #2
• US rank: #357

Category grades

Amenities B- Commute D Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballwin, MO
• County: Saint Louis County · 888,823 people
• City population: 91,586
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,920
• Household income: $124,454
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 455.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 8% Asian 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.82%
• Current HPI: 234.1279
• Rent YoY: ▲ 0.83%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-10.1% since first listed

8 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Price Changed $116,850 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $104,550 MARIS as Distributed by MLS Grid
• 2026-03-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-28 Price Changed $123,500 MARIS as Distributed by MLS Grid
• 2025-12-19 Listed $130,000 MARIS as Distributed by MLS Grid
• 2002-06-26 Sold (Public Records) — Public Records
• 2002-06-26 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2022): $1,634 · +0.7% YoY. Source: county tax records.