1210 Wicklow Rd Unit L · Manchester, MO 63021

$155,000

2 bd · 1.5 ba · 1,140 sqft · Condo public records · 36 Days on market

Built 1969 $496/mo HOA · 31% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

Key facts

• $496 HOA
• Community pool
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (30.9% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $107k (30.9% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 3.4% in Manchester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#47 in MO, #3,638 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F, health & safety 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.
• Market conditions: Rents rising (+1.9%/yr); 244 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• This rent is only 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,037 (30.9% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: -0.01×
• Total profit: $-43,776
• Equity at exit: $23,111

10-year hold

• IRR: -41.6%
• Equity multiple: -0.52×
• Total profit: $-65,862
• Equity at exit: $13,402

Cash invested: $43,400 (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 63021

• Rents YoY: 1.9%
• Active inventory: 244
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$65
• HOA: −$496
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-272

Break-even live

Break-even rent $1,921

Max offer price $107,037

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-228	+0% $-272	+5% $-315	+10% $-359
Rent	-10% $-396	-5% $-334	+0% $-272	+5% $-209	+10% $-147
Rate	-1.0pp $-193	-0.5pp $-232	base $-272	+0.5pp $-312	+1.0pp $-353

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Hickory Hedge Dr Ballwin, MO	1.0–3.0	1.0–1.5	1063	$1,440	$1.35	2d	11	0.34mi
20 Alfresco Dr Manchester, MO	2.0	1.0	1000	$1,500	$1.50	8d	1	0.47mi
13992 Reflection Dr Manchester, MO	1.0–3.0	1.0–2.0	840	$1,580	$1.88	2d	17	0.83mi
608 Connie Ln Manchester, MO	3.0	1.5	1189	$1,995	$1.68	8d	1	1.12mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-03
   status Pending 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

2. 2026-04-30
   status Active 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

3. 2026-04-05
   status Pending 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

4. 2026-03-15
   price $155,000 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

5. 2026-03-03
   listed $165,000 Active 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

6. 2026-03-03
   historical $165,000 655-char remark

   Show marketing remark (655 chars)

   BACK ON MARKET-NO FAULT OF SELLER. Value and great location with this lovely townhouse in the Parkway school district. Freshly painted throughout, this 2 br / 1 1/2 ba, two-story home also offers a mostly finished basement to give additional living space, a breakfast room and a private patio surrounded by a high wood fence. There is a community pool and clubhouse. Outstanding location near any type of store, service and grocery story anyone might want. Has already passed St Louis County municipal inspection. An outstanding starter home or can be rented. Put this one at the top of your "Must See!" list and reserve your showing today!

7. 2018-10-03
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Updated and Move in Ready Townhome. Great Location. 3 Level Living With Over 1400 Square Feet. Main Floor Offers Spacious Entry, Kitchen w/Stainless Steel Appliances, Breakfast/Dining Area, 1/2 Bath with Pedestal Sink, Sunken Family Room with New Patio Door Leading to the Private Fenced Patio Area. Upstairs You'll Find 2 Large Bedroom with Lots of Closet Space and Full Updated Bath. The Lower Level Adds Even More Living Space with Family/Rec Room and Separate Laundry and Storage Space. All Freshly Painted Interior and New Carpet Throughout, White 6 Panel Doors, Newer Furnace, A/C and HWH. Refrigerator, Washer & Dryer Stay. Private Setting with Wooded Common Ground. Pool And Club House Within Walking Distance. Fantastic Location!!

8. 2018-10-03
   soldstatus $115,000

   Show marketing remark (752 chars)

   Updated and Move in Ready Townhome. Great Location. 3 Level Living With Over 1400 Square Feet. Main Floor Offers Spacious Entry, Kitchen w/Stainless Steel Appliances, Breakfast/Dining Area, 1/2 Bath with Pedestal Sink, Sunken Family Room with New Patio Door Leading to the Private Fenced Patio Area. Upstairs You'll Find 2 Large Bedroom with Lots of Closet Space and Full Updated Bath. The Lower Level Adds Even More Living Space with Family/Rec Room and Separate Laundry and Storage Space. All Freshly Painted Interior and New Carpet Throughout, White 6 Panel Doors, Newer Furnace, A/C and HWH. Refrigerator, Washer & Dryer Stay. Private Setting with Wooded Common Ground. Pool And Club House Within Walking Distance. Fantastic Location!!

9. 2018-10-02
   soldstatus Closed 752-char remark

   Show marketing remark (752 chars)

   Updated and Move in Ready Townhome. Great Location. 3 Level Living With Over 1400 Square Feet. Main Floor Offers Spacious Entry, Kitchen w/Stainless Steel Appliances, Breakfast/Dining Area, 1/2 Bath with Pedestal Sink, Sunken Family Room with New Patio Door Leading to the Private Fenced Patio Area. Upstairs You'll Find 2 Large Bedroom with Lots of Closet Space and Full Updated Bath. The Lower Level Adds Even More Living Space with Family/Rec Room and Separate Laundry and Storage Space. All Freshly Painted Interior and New Carpet Throughout, White 6 Panel Doors, Newer Furnace, A/C and HWH. Refrigerator, Washer & Dryer Stay. Private Setting with Wooded Common Ground. Pool And Club House Within Walking Distance. Fantastic Location!!

10. 2018-08-28
    historical Contingent (No Kickout) 752-char remark

    Show marketing remark (752 chars)

    Updated and Move in Ready Townhome. Great Location. 3 Level Living With Over 1400 Square Feet. Main Floor Offers Spacious Entry, Kitchen w/Stainless Steel Appliances, Breakfast/Dining Area, 1/2 Bath with Pedestal Sink, Sunken Family Room with New Patio Door Leading to the Private Fenced Patio Area. Upstairs You'll Find 2 Large Bedroom with Lots of Closet Space and Full Updated Bath. The Lower Level Adds Even More Living Space with Family/Rec Room and Separate Laundry and Storage Space. All Freshly Painted Interior and New Carpet Throughout, White 6 Panel Doors, Newer Furnace, A/C and HWH. Refrigerator, Washer & Dryer Stay. Private Setting with Wooded Common Ground. Pool And Club House Within Walking Distance. Fantastic Location!!

11. 2018-08-22
    listed $118,500 Active 752-char remark

    Show marketing remark (752 chars)

    Updated and Move in Ready Townhome. Great Location. 3 Level Living With Over 1400 Square Feet. Main Floor Offers Spacious Entry, Kitchen w/Stainless Steel Appliances, Breakfast/Dining Area, 1/2 Bath with Pedestal Sink, Sunken Family Room with New Patio Door Leading to the Private Fenced Patio Area. Upstairs You'll Find 2 Large Bedroom with Lots of Closet Space and Full Updated Bath. The Lower Level Adds Even More Living Space with Family/Rec Room and Separate Laundry and Storage Space. All Freshly Painted Interior and New Carpet Throughout, White 6 Panel Doors, Newer Furnace, A/C and HWH. Refrigerator, Washer & Dryer Stay. Private Setting with Wooded Common Ground. Pool And Club House Within Walking Distance. Fantastic Location!!

12. 1993-01-05
    soldstatus
13. 1990-07-01
    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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 ≥107°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,930
• − Mortgage interest: −$8,682
• − Property taxes: −$1,731
• − Insurance: −$775
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − HOA: −$5,952
• − Depreciation: −$4,509
• Taxable loss: −$5,749
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-1,878/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 — Manchester

• Score: 76/100
• State rank: #47
• US rank: #3638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 55,666
• Household income: $120,177
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 932.0

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 (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 9% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

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: ▼ -209.71%
• Current HPI: 221.4498
• Rent YoY: ▲ 1.94%
• 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

+30.8% since first listed

13 events — show timeline

• 2026-05-03 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-05 Pending — MARIS as Distributed by MLS Grid
• 2026-03-15 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2018-10-03 Pending — MARIS as Distributed by MLS Grid
• 2018-10-03 Sold (Public Records) $115,000 Public Records
• 2018-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-08-28 Contingent — MARIS as Distributed by MLS Grid
• 2018-08-22 Listed $118,500 MARIS as Distributed by MLS Grid
• 1993-01-05 Sold (Public Records) — Public Records
• 1990-07-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2022): $1,731 · +0.6% YoY. Source: county tax records.