12123 Prestonpark Ln · Maryland Heights, MO 63146

$325,000

3 bd · 2.5 ba · 1,274 sqft · SingleFamily public records · 5 Days on market

Built 1975 0.26 ac lot Est $301k · 8% over $17/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +5.1/10.0
• ARV discount +3.9/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Rent growth +1.8/5.0

Listing remarks MLS

Welcome to 12123 Prestonpark Ln, this beautiful 3 bedroom, 2 full & 1 half bathroom ranch is move-in ready! Hardwood flooring in the living room which flows into the updated kitchen with ample custom cabinetry, spacious granite counter tops, with all appliances included; skylight in breakfast room really brightens up the space! Stunning master bedroom suite with double sinks, whirlpool tub, separate shower with huge walk-in closet! Main level also boasts 2 other good sized bedrooms with updated full bathroom. The finished lower level offers a large family room, bonus room, full bath and storage in the unfinished area. Just off the breakfast room is a lovely deck which leads to large partially fenced in backyard with shed for storage. Updated double-hung vinyl tilt-in windows, updated light fixtures and modern paint tones throughout. New roof 2019. Parkway North Schools and close to shopping and highways! Don't dream a dream, buy one; schedule your showing today!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• Other: Basement: full, partially finished, 9+ ft pour, includes bathroom and sleeping area; Room count: 7 rooms (8 listed in some sources); Below-grade finished area reported by owner
• HOA & community: Meadow Parkway HOA with an annual fee of $200 covering common area maintenance; Association amenities: None listed

Exterior

• Parking: 2-car attached garage (total 2 parking spaces)
• Utilities: Public water; Public sewer; Ameren electric; Cable available; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single family residence; Private ownership; One level; Living area reported from public records
• Construction: Vinyl siding
• Exterior features: Deck; Front porch; Patio; Fenced front and back yard; Back yard

Interior

• Kitchen: Stainless steel appliances; Electric cooktop; Wall oven and oven; Microwave; Dishwasher; Kitchen and dining combined layout
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Double vanity; Kitchen/dining room combo; Walk-in closets; Insulated windows; Stainless steel appliances; Electric cooktop; Dishwasher; Microwave; Wall oven / Oven; Carpet flooring; Hardwood flooring; Has fireplace in basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (29.1% below list).
• Recommended offer: $230k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Maryland Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Craig Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 389 students, 17% FRL); Northeast Middle (math 33% / reading 47%, grade F, #185 of 391 statewide, top 48%, 703 students, 24% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents soft (-3.0%/yr); 173 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $233k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $230,437 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $300,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1639 Prestonpark Ln	0.15mi	3/2.5	1,395 (+10%)	3mo	$330,000	$237	74
1517 Gold Leaf Dr	0.41mi	3/2.0	1,260 (-1%)	13mo	$299,900	$238	66
12167 Plainsman Dr	0.29mi	3/2.0	1,396 (+10%)	7mo	$325,000	$233	63
11827 Gold Leaf Dr	0.48mi	3/2.0	1,332 (+5%)	16mo	$315,000	$236	54
11816 Spruce Haven Dr	0.57mi	3/2.0	1,290 (+1%)	18mo	$319,900	$248	54
11981 Villa Dorado Dr	0.31mi	3/2.5	1,368 (+7%)	23mo	$190,000	$139	54
1642 Ross Ave	0.52mi	3/2.0	1,336 (+5%)	18mo	$189,000	$141	51
11773 Chandellay Dr	0.51mi	3/2.5	1,416 (+11%)	8mo	$349,000	$246	51
12420 Larkwood Dr	0.67mi	3/2.5	1,240 (-3%)	22mo	$300,000	$242	46
1348 Jeanne Hills Dr	0.69mi	2/1.5 (-1)	1,238 (-3%)	17mo	$270,000	$218	40
12219 Belwyn Dr	0.58mi	3/2.0	1,441 (+13%)	14mo	$329,900	$229	37
1416 Jaywood Dr	0.62mi	3/2.0	1,426 (+12%)	24mo	$290,000	$203	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.66×
• Total profit: $150,644
• Equity at exit: $292,786

10-year hold

• IRR: 18.2%
• Equity multiple: 5.91×
• Total profit: $446,842
• Equity at exit: $631,404

Cash invested: $91,000 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 173
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$271 /mo · $3,251/yr
• Insurance: −$135
• HOA: −$17
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-307

Break-even live

Break-even rent $2,693

Max offer price $270,723

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-215	+0% $-307	+5% $-399	+10% $-491
Rent	-10% $-489	-5% $-398	+0% $-307	+5% $-216	+10% $-125
Rate	-1.0pp $-144	-0.5pp $-225	base $-307	+0.5pp $-391	+1.0pp $-477

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	45d	1	0.11mi
11864 Featherwood Dr Saint Louis, MO	3.0	3.0	1460	$2,600	$1.78	0d	1	0.45mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	0d	10	0.47mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$3,091	$2.85	0d	6	0.53mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,131	$1.36	0d	1	0.69mi
11752 Russet Meadow Dr Saint Louis, MO	3.0	2.5	1578	$2,000	$1.27	6d	1	0.78mi
1145 Mackinac Dr Saint Louis, MO	4.0	2.5	1588	$2,490	$1.57	0d	1	0.78mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	0d	24	0.96mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	12d	5	1.09mi
1007 E Rue De La Banque Creve Coeur, MO	1.0–2.0	1.0	800	$1,425	$1.78	0d	4	1.10mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,573	$1.96	0d	20	1.12mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	12d	1	1.15mi
11164 De Malle Dr Saint Louis, MO	3.0	2.5	1146	$2,475	$2.16	13d	1	1.21mi
1308 Palm Ridge Ct Saint Louis, MO	3.0	2.0	1652	$2,400	$1.45	0d	1	1.23mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	45d	1	1.25mi
2037 Chablis Dr Saint Louis, MO	1.0–2.0	1.0–1.5	780	$1,588	$2.04	0d	67	1.25mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,989	$1.86	0d	35	1.36mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-16
   status $325,000 Pending 5 DOM
2. 2026-06-15
   days on market $325,000 Active 5 DOM
3. 2026-06-13
   days on market $325,000 Active 3 DOM
4. 2026-06-13
   statusdays on market $325,000 Active 2 DOM
5. 2026-06-08
   remarks 699-char remark
6. 2026-06-08
   listed $325,000 Coming Soon 1 DOM

ⓘ 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: $3,251 · $271/mo
• Projected year-2 tax: $3,251 · $271/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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,652
• − Mortgage interest: −$18,205
• − Property taxes: −$3,251
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$204
• − Depreciation: −$9,455
• Taxable loss: −$9,512
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-1,404/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

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: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

+284.6% since first listed

20 events — show timeline

• 2026-06-08 Coming Soon $325,000 MARIS as Distributed by MLS Grid
• 2020-03-25 Sold (Public Records) $233,000 Public Records
• 2020-03-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-03 Pending — MARIS as Distributed by MLS Grid
• 2020-02-01 Contingent — MARIS as Distributed by MLS Grid
• 2020-01-30 Listed $235,000 MARIS as Distributed by MLS Grid
• 2019-09-12 Sold (Public Records) $215,000 Public Records
• 2019-09-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-17 Pending — MARIS as Distributed by MLS Grid
• 2019-08-15 Listed $215,000 MARIS as Distributed by MLS Grid
• 2016-02-05 Sold (Public Records) $190,000 Public Records
• 2016-02-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-01-02 Contingent — MARIS as Distributed by MLS Grid
• 2015-12-04 Listed $198,000 MARIS as Distributed by MLS Grid
• 2006-09-12 Sold (Public Records) $226,000 Public Records
• 2000-03-15 Sold (Public Records) — Public Records
• 1999-12-30 Sold (Public Records) — Public Records
• 1997-09-09 Sold (Public Records) $116,000 Public Records
• 1989-07-01 Sold (Public Records) $86,900 Public Records
• 1987-11-01 Sold (Public Records) $84,500 Public Records

Property tax history

+2.4%/yr

Latest (2022): $3,251 · +0.7% YoY. Source: county tax records.