12818 Portulaca Dr Unit G · Creve Coeur, MO 63146

$139,900

2 bd · 2.0 ba · 868 sqft · Condo public records · 12 Days on market

Built 1984 $405/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.1/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Welcome to 12818 Portulaca Drive, Unit G in Creve Coeur! This beautiful and lovingly maintained 2-bedroom, 2-full bathroom condo checks all the boxes and then some. From the moment you walk in, you'll notice the bright sunshine (unless it's a raining day) flowing through the main living areas, open-face cabinetry, and a massive center island that is perfect for entertaining, extra storage, and everything in between. The fully renovated bathroom offers a new walk-in shower, toilet, and flooring. Both bedrooms are generously sized and closet space? There is plenty of it throughout. On top of all that, this unit comes with a private attached storage unit, which is a rare find and a huge bonus.

Key facts

• $405 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Living area: 868 (per public records)
• HOA & community: Fern Ridge HOA; Monthly HOA fee of $405; HOA amenities include pool; HOA fee covers pool, sewer, snow removal, trash, and water

Exterior

• Parking: Open guest parking in parking lot (1 space total)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable connected; Natural gas connected; Sewer connected; Water connected
• Home design: Residential condominium; One level
• Construction: Brick veneer, frame, and vinyl siding construction; Architectural shingle roof
• Exterior features: Covered patio/porch; Balcony; Outdoor storage; Exterior lighting; In-ground outdoor pool; Adjoins common ground; Few trees

Interior

• Kitchen: Microwave; Electric oven; Electric range; Disposal; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans; Pantry; Insulated windows; Disposal; Microwave; Electric oven; Electric range; Gas water heater
• Laundry & utility: Main-level laundry in hall closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 6.5% vs local median 2.7% in Creve Coeur — 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 81/100 on livability (#16 in MO, #1,519 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, commute A-; Watch: amenities C-, cost of living 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: Ross Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 385 students, 32% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL) — zoned schools average 33% FRL vs 14% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 56% district-wide (-12 pts) — the specific schools serving this property underperform the Parkway C-2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $139,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.86×
• Total profit: $72,780
• Equity at exit: $126,033

10-year hold

• IRR: 20.0%
• Equity multiple: 6.23×
• Total profit: $204,985
• Equity at exit: $271,795

Cash invested: $39,172 (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: 170
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$58
• HOA: −$405
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $20

Break-even live

Break-even rent $1,653

Max offer price $139,900

Occupancy floor 94%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	2d	7	0.48mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,188	$1.54	10d	5	0.61mi
2037 Chablis Dr Saint Louis, MO	1.0–2.0	1.0–1.5	780	$1,588	$2.04	2d	68	1.10mi
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	2d	23	1.22mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$1,684	$1.70	1d	23	1.29mi
807 Cross Creek Dr Creve Coeur, MO	3.0	1.0–2.5	1066	$1,609	$1.51	3d	39	1.35mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,258	$2.09	1d	6	1.39mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	3d	21	1.43mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,294	$2.28	1d	10	1.44mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-14
   listed $139,900 Active 1265-char remark
2. 2026-05-04
   historical $139,900 1265-char remark
3. 2006-12-04
   soldstatus $102,000
4. 1992-10-01
   soldstatus $48,000
5. 1984-07-01
   soldstatus $51,990
6. 1984-07-01
   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: $1,305 · $109/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$52/yr (+$4/mo · 4.0%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,137
• − Mortgage interest: −$7,837
• − Property taxes: −$1,305
• − Insurance: −$700
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$4,860
• − Depreciation: −$4,070
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $685/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 — Creve Coeur

• Score: 81/100
• State rank: #16
• US rank: #1519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 20,932
• 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

+169.1% since first listed

8 events — show timeline

• 2026-06-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-26 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2006-12-04 Sold (Public Records) $102,000 Public Records
• 1992-10-01 Sold (Public Records) $48,000 Public Records
• 1984-07-01 Sold (Public Records) — Public Records
• 1984-07-01 Sold (Public Records) $51,990 Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,305 · +0.7% YoY. Source: county tax records.