2 Delcrest Ct #102 · University City, MO 63124

$170,000

2 bd · 1.0 ba · 1,100 sqft · Condo public records · 84 Days on market

Built 1957 $155/sqft · 9% above area Est $156k · 9% over $80/mo HOA · 4% of rent

---

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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2 Delcrest Court, Unit #102, a charming and well-maintained condo offering comfortable, low-maintenance living in the heart of University City. This inviting two-bedroom, one-bath condo features approximately 1,100 square feet of living space with a bright and functional layout, including a spacious living and dining area that flows seamlessly together, creating an ideal space for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while built-in features and thoughtful details throughout add both character and convenience. Both bedrooms are generously sized, and the in-unit laundry provides everyday ease. Additional highlights include assigned parking and a well-kept exterior with classic brick construction. Perfectly situated in a central location, this condo is located right off Delmar Boulevard and just minutes from I-170, offering quick and convenient access to shopping, dining, and everything University City and the surrounding areas have to offer. Combining comfort, convenience, and simplicity, this home is a wonderful option for those seeking easy living in a well-connected area

Key facts

• $80 HOA
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.9% in University City — 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 73/100 on livability (#84 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; Watch: amenities D-, commute D-, health & safety F.
• University City (suburban): math 15% / reading 26% proficiency, ranked #297 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 12% of the median local income ($194k/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 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $170k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,855
• List price: $170,000
• Delta: 9.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,546
• Equity at exit: $25,348

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $30,076
• Equity at exit: $14,698

Cash invested: $47,600 (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 63124

• Active inventory: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$891
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$71
• HOA: −$80
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $392

Break-even live

Break-even rent $1,499

Max offer price $170,000

Occupancy floor 75%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8342 Delcrest Dr Saint Louis, MO	1.0–3.0	1.0–2.0	1089	$2,342	$2.15	1d	16	0.07mi
8400 Delmar Blvd St. Louis, MO	3.0	1.0–2.0	1006	$2,967	$2.95	1d	8	0.19mi
8241 Delmar Blvd Apt 2E St. Louis, MO	2.0	1.0	1100	$1,175	$1.07	14d	1	0.23mi
8500 Maryland Ave Saint Louis, MO	1.0–3.0	1.0–2.0	1156	$3,276	$2.83	1d	20	0.40mi
8680 Delmar Blvd Saint Louis, MO	1.0–2.0	1.0–2.0	910	$3,325	$3.65	1d	14	0.46mi
8650 Kingsbridge Dr St. Louis, MO	1.0–2.0	1.0	660	$1,450	$2.20	2d	10	0.53mi
8701 Delmar Blvd Unit 8701-3D Delmar St. Louis, MO	3.0	2.0	1450	$1,595	$1.10	43d	1	0.54mi
1 Heartwoods Ct Unit A St. Louis, MO	2.0	1.0	850	$1,495	$1.76	14d	1	0.59mi
41 Brighton Way Unit 2N Clayton, MO	2.0	1.0	900	$1,600	$1.78	17d	1	0.64mi
910 N McKnight Rd St. Louis, MO	2.0	2.0	1400	$2,500	$1.79	1d	1	0.65mi
8669 Old Towne Dr St. Louis, MO	1.0–3.0	1.0–2.0	1335	$1,602	$1.20	1d	9	0.86mi
978 Warder Ave University City, MO	3.0	1.5	1100	$1,145	$1.04	23d	1	1.01mi
7737 Wild Plum Ln University City, MO	3.0	1.5	900	$1,200	$1.33	12d	1	1.02mi
7720 Ahern Ave University City, MO	2.0	1.0	1080	$1,350	$1.25	43d	1	1.15mi
1086 Wilshire Ave Saint Louis, MO	2.0	1.0	1080	$1,306	$1.21	4d	1	1.16mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.21mi
9150 Olive Xing St. Louis, MO	1.0–2.0	1.0–2.0	1084	$3,575	$3.30	1d	3	1.25mi
1276 Vaughan Dr Saint Louis, MO	2.0	1.0	825	$1,100	$1.33	16d	1	1.30mi
8154 Whitburn Dr Saint Louis, MO	2.0	1.0	1296	$1,650	$1.27	17d	1	1.33mi
8154 Whitburn Dr Unit 2W Clayton, MO	2.0	1.0	1160	$1,550	$1.34	43d	1	1.33mi
1245 North and South Rd Saint Louis, MO	2.0	1.0	860	$1,200	$1.40	14d	1	1.38mi
8303 Braddock Dr Saint Louis, MO	2.0	1.0	720	$1,075	$1.49	23d	1	1.40mi
1150 N Price Rd St. Louis, MO	1.0–3.0	1.0–2.0	999	$2,758	$2.76	1d	151	1.44mi
7350 Amherst Ave Unit 1E University City, MO	2.0	1.0	1100	$1,795	$1.63	17d	1	1.44mi

HOA detail condo

• Monthly dues: $80 · $960/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $170,000 Active 84 DOM
2. 2026-06-17
   days on market $170,000 Active 83 DOM
3. 2026-06-16
   days on market $170,000 Active 82 DOM
4. 2026-06-15
   days on market $170,000 Active 81 DOM
5. 2026-06-13
   days on market $170,000 Active 79 DOM
6. 2026-06-13
   days on market $170,000 Active 78 DOM
7. 2026-06-09
   days on market $170,000 Active 75 DOM
8. 2026-06-08
   days on market $170,000 Active 74 DOM
9. 2026-06-07
   days on market $170,000 Active 73 DOM
10. 2026-06-05
    days on market $170,000 Active 70 DOM
11. 2026-06-03
    days on market $170,000 Active 69 DOM
12. 2026-06-02
    days on market $170,000 Active 68 DOM
13. 2026-06-01
    days on market $170,000 Active 67 DOM
14. 2026-05-31
    days on market $170,000 Active 66 DOM
15. 2026-03-27
    listed $170,000 Active 1151-char remark

    Show marketing remark (1151 chars)

    Welcome to 2 Delcrest Court, Unit #102, a charming and well-maintained condo offering comfortable, low-maintenance living in the heart of University City. This inviting two-bedroom, one-bath condo features approximately 1,100 square feet of living space with a bright and functional layout, including a spacious living and dining area that flows seamlessly together, creating an ideal space for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while built-in features and thoughtful details throughout add both character and convenience. Both bedrooms are generously sized, and the in-unit laundry provides everyday ease. Additional highlights include assigned parking and a well-kept exterior with classic brick construction. Perfectly situated in a central location, this condo is located right off Delmar Boulevard and just minutes from I-170, offering quick and convenient access to shopping, dining, and everything University City and the surrounding areas have to offer. Combining comfort, convenience, and simplicity, this home is a wonderful option for those seeking easy living in a well-connected area

16. 2026-03-18
    historical $170,000 1151-char remark

    Show marketing remark (1151 chars)

    Welcome to 2 Delcrest Court, Unit #102, a charming and well-maintained condo offering comfortable, low-maintenance living in the heart of University City. This inviting two-bedroom, one-bath condo features approximately 1,100 square feet of living space with a bright and functional layout, including a spacious living and dining area that flows seamlessly together, creating an ideal space for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while built-in features and thoughtful details throughout add both character and convenience. Both bedrooms are generously sized, and the in-unit laundry provides everyday ease. Additional highlights include assigned parking and a well-kept exterior with classic brick construction. Perfectly situated in a central location, this condo is located right off Delmar Boulevard and just minutes from I-170, offering quick and convenient access to shopping, dining, and everything University City and the surrounding areas have to offer. Combining comfort, convenience, and simplicity, this home is a wonderful option for those seeking easy living in a well-connected area

17. 2024-06-24
    soldstatus Closed 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

18. 2024-05-24
    status Pending 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

19. 2024-05-16
    listed $169,900 Active 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

20. 2024-05-15
    historical $169,900 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

21. 2024-05-14
    historical 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

22. 2024-05-14
    historical $169,900 896-char remark

    Show marketing remark (896 chars)

    Move-in ready 2bd/1ba condo nestled in the cul-de-sac of a quiet neighborhood in University City! Freshly painted and with new carpet (both 4/2024), enjoy the single-level floorplan with over 1,100 square feet of open-concept living. The entryway opens to a sun-drenched living room/dining room space. The crisp, white kitchen is both stylish and functional, featuring a breakfast bar and trendy cork floors, perfect for casual dining or entertaining guests. Two spacious bedrooms provide ample space and comfort and have easy access to the updated full bath. Storage won't be an issue with the massive walk-in, hall closet, providing plenty of room for all your belongings. Unit includes convenient garage parking, extra storage area, and community laundry. Unbeatable location – 10 minutes to the airport, close to Schnucks, shopping, dining, major highways, and vibrant downtown Clayton.

23. 2009-02-09
    soldstatus
24. 1999-03-24
    soldstatus
25. 1999-03-24
    soldstatus $64,900
26. 1989-12-01
    soldstatus
27. 1988-10-01
    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: $1,700 · $142/mo
• Projected year-2 tax: $1,700 · $142/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $23,939
• − Mortgage interest: −$9,523
• − Property taxes: −$1,700
• − Insurance: −$850
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$960
• − Depreciation: −$4,945
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $4,192/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: University City
• NCES district ID: 2930660
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $52,927
• Composite: 18.57/100
• National rank: #8910
• State rank: #297 of 324 in MO

Livability — University City

• Score: 73/100
• State rank: #84
• US rank: #5618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University City, MO
• County: Saint Louis County · 888,823 people
• City population: 28,910
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,839
• Household income: $193,942
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 203.0

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 (85%)
• Race & ethnicity: White 85% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 6% Iranian 4% Scotch-Irish 3%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Other Indo-European 3% Other Asian/Pacific 2% Chinese 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: ▼ -262.85%
• Current HPI: 211.878
• Rent YoY: —
• 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

+161.9% since first listed

13 events — show timeline

• 2026-03-27 Listed $170,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $170,000 MARIS as Distributed by MLS Grid
• 2024-06-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-24 Pending — MARIS as Distributed by MLS Grid
• 2024-05-16 Listed $169,900 MARIS as Distributed by MLS Grid
• 2024-05-15 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2024-05-14 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-14 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2009-02-09 Sold (Public Records) — Public Records
• 1999-03-24 Sold (Public Records) $64,900 Public Records
• 1999-03-24 Sold (Public Records) — Public Records
• 1989-12-01 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,700 · +1.0% YoY. Source: county tax records.