12798 Highstone Dr · Maryland Heights, MO 63146

$359,000

4 bd · 3.0 ba · 2,202 sqft · SingleFamily public records · 3 Days on market

Built 1977 9,408 sqft lot Est $383k · 6% under $13/mo HOA · 1% of rent

---

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).

• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0

Listing remarks

Spacious home in desirable subdivision offering a 16X12 deck & patio; newer windows & patio door; updated kitchen with ceramictile floor & 42-inch cabinets; oversized 2 car garage; cedar closet. New roof installed 2025. Nice, clean, well-maintained home ready for you to move in.

Key facts

• 42-inch cabinets
• 16x12 deck
• Newer windows

Tags

• 16X12 DECK
• PATIO
• NEWER WINDOWS
• UPDATED KITCHEN
• CERAMIC TILE FLOOR
• 42-INCH CABINETS

Property features AI

Finance

• HOA & community: Part of The Village at Seven Pines HOA; Annual association fee of $150; No association amenities listed

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity provided by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; Multi/split level
• Construction: Vinyl siding
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: Four bedrooms total; Three bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Three full bathrooms total; Two full bathrooms on the main level; One full bathroom on the lower level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Wood-burning fireplace; Partially finished basement with concrete floor and egress window; Basement bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (34.3% below list).
• Recommended offer: $236k (34.3% below list) — sets the bar for 1% rule.

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: Mckelvey Primary (234 students, 8% 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); 170 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $213k; list at $359k implies a 69% gain — meaningful room to come down on a strong offer.

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 $235,723 (34.3% 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 1977 — 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: 0.66% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $383,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 Seven Pnes	0.35mi	4/2.5	2,120 (-4%)	2mo	$365,000	$172	74
1834 Chelmsford Ct	0.12mi	4/3.0	2,000 (-9%)	7mo	$359,900	$180	74
1956 Lakehurst Dr	0.30mi	4/2.5	2,120 (-4%)	5mo	$464,900	$219	73
12725 Bennington Common Ln	0.19mi	3/2.5 (-1)	2,055 (-7%)	1mo	$299,900	$146	72
1905 Kings Row Mnr	0.55mi	3/3.0 (-1)	2,249 (+2%)	3mo	$475,000	$211	64
12934 Ballantine Ct	0.41mi	3/2.5 (-1)	1,992 (-10%)	2mo	$424,900	$213	56
1770 Round Robin Ct	0.65mi	3/2.5 (-1)	2,099 (-5%)	1mo	$325,000	$155	54
1444 Nancy Lee Dr	0.63mi	3/2.5 (-1)	2,272 (+3%)	7mo	$350,000	$154	52
2115 Riding Spur Dr	0.52mi	4/3.0	2,519 (+14%)	2mo	$439,000	$174	50
13081 Greenbough Dr	0.61mi	4/2.5	2,463 (+12%)	1mo	$519,900	$211	49
12910 Autumn View Dr	0.67mi	3/3.0 (-1)	2,019 (-8%)	4mo	$257,500	$128	46
12597 Fee Fee Rd	0.62mi	3/2.0 (-1)	1,949 (-12%)	4mo	$270,000	$139	40

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $157,542
• Equity at exit: $323,416

10-year hold

• IRR: 17.3%
• Equity multiple: 5.73×
• Total profit: $475,873
• Equity at exit: $697,458

Cash invested: $100,520 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$304 /mo · $3,650/yr
• Insurance: −$150
• HOA: −$13
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-487

Break-even live

Break-even rent $2,974

Max offer price $272,946

Occupancy floor —

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	43d	1	0.27mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	10d	5	1.02mi
12533 Starspur Ln Saint Louis, MO	4.0	4.0	1982	$2,795	$1.41	3d	1	1.13mi
12465 Larkwood Dr Saint Louis, MO	3.0	2.0	1563	$2,196	$1.40	7d	1	1.18mi
2050 Lakerun Ct Maryland Heights, MO	1.0–3.0	1.0–2.5	1213	$2,180	$1.80	1d	15	1.25mi
1638 Prestonpark Ln Saint Louis, MO	3.0	2.5	1734	$2,610	$1.51	43d	1	1.42mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 4 events

1. 2026-06-18
   days on market $359,000 Active 3 DOM
2. 2026-06-17
   days on market $359,000 Active 2 DOM
3. 2026-06-16
   remarks 286-char remark
4. 2026-06-16
   listed $359,000 Active 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: $3,650 · $304/mo
• Projected year-2 tax: $3,650 · $304/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,287
• − Mortgage interest: −$20,110
• − Property taxes: −$3,650
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$156
• − Depreciation: −$10,444
• Taxable loss: −$12,393
• Est. tax savings @ 24.0%: +$2,974
• After-tax cash flow: $-2,871/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

+68.5% since first listed

3 events — show timeline

• 2026-06-16 Listed $359,000 MARIS as Distributed by MLS Grid
• 2026-06-16 Coming Soon $359,000 MARIS as Distributed by MLS Grid
• 2005-02-25 Sold (Public Records) $213,000 Public Records

Property tax history

+2.7%/yr

Latest (2022): $3,650 · +0.7% YoY. Source: county tax records.