1767 High School Dr · Brentwood, MO 63144

$152,000

2 bd · 1.0 ba · 913 sqft · Condo public records · 73 Days on market

Built 1950 $166/sqft · 25% below area Est $202k · 25% under $363/mo HOA · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +6.7/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Brentwood Forest location across from tennis courts with a rear patio view of the Brentwood Forest Pool in the distance. Updated main floor condo unit with new carpet, luxury vinyl plank flooring and new paint throughout. Upgraded lighting in Kitchen and bath, built-in bookshelves in Bedroom, in-unit hall laundry. Easy access to to restauraunts, shopping and highways. Location: Ground Level

Key facts

• Rear patio view
• Upgraded lighting
• Ground level

Tags

• REAR PATIO VIEW
• UPDATED MAIN FLOOR CONDO
• UPGRADED LIGHTING
• BUILT-IN BOOKSHELVES
• IN-UNIT HALL LAUNDRY
• GROUND LEVEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $140k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 4.8% in Brentwood — 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 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

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 73 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $152k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $139,663 (8.1% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 7.2

CMA / ARV

• ARV (median comp): $202,243
• List price: $152,000
• Delta: -24.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-31,445
• Equity at exit: $22,664

10-year hold

• IRR: -21.1%
• Equity multiple: 0.00×
• Total profit: $-42,508
• Equity at exit: $13,142

Cash invested: $42,560 (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 63144

• Rents YoY: 1.5%
• Active inventory: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$797
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$63
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$363
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-70

Break-even live

Break-even rent $1,859

Max offer price $139,663

Occupancy floor 99%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	44d	1	0.13mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	44d	1	0.15mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	2d	1	0.17mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	44d	1	0.20mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.22mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	44d	1	0.30mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	2d	19	0.39mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	44d	1	0.72mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.74mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	0.75mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	2d	4	0.92mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	2d	1	0.95mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.05mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	44d	1	1.16mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	44d	1	1.27mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	1.29mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	3d	2	1.34mi
153 Willis Ave Saint Louis, MO	3.0	1.5	1097	$2,100	$1.91	2d	1	1.36mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	44d	1	1.40mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	2d	1	1.49mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $152,000 Active 73 DOM
2. 2026-06-17
   days on market $152,000 Active 72 DOM
3. 2026-06-16
   days on market $152,000 Active 71 DOM
4. 2026-06-15
   days on market $152,000 Active 70 DOM
5. 2026-06-13
   days on market $152,000 Active 68 DOM
6. 2026-06-13
   days on market $152,000 Active 67 DOM
7. 2026-06-09
   days on market $152,000 Active 64 DOM
8. 2026-06-08
   pricedays on market $152,000 Active 63 DOM
9. 2026-06-07
   days on market $157,500 Active 62 DOM
10. 2026-06-03
    days on market $157,500 Active 58 DOM
11. 2026-06-02
    days on market $157,500 Active 57 DOM
12. 2026-06-01
    days on market $157,500 Active 56 DOM
13. 2026-05-31
    days on market $157,500 Active 55 DOM
14. 2026-05-11
    price $157,500 399-char remark

    Show marketing remark (399 chars)

    Prime Brentwood Forest location across from tennis courts with a rear patio view of the Brentwood Forest Pool in the distance. Updated main floor condo unit with new carpet, luxury vinyl plank flooring and new paint throughout. Upgraded lighting in Kitchen and bath, built-in bookshelves in Bedroom, in-unit hall laundry. Easy access to to restauraunts, shopping and highways. Location: Ground Level

15. 2026-04-06
    listed $163,000 Active 399-char remark

    Show marketing remark (399 chars)

    Prime Brentwood Forest location across from tennis courts with a rear patio view of the Brentwood Forest Pool in the distance. Updated main floor condo unit with new carpet, luxury vinyl plank flooring and new paint throughout. Upgraded lighting in Kitchen and bath, built-in bookshelves in Bedroom, in-unit hall laundry. Easy access to to restauraunts, shopping and highways. Location: Ground Level

16. 2025-09-08
    status Active
17. 2025-09-08
    price $165,000
18. 2025-06-09
    price $179,500
19. 2025-04-29
    price $188,250
20. 2025-04-02
    listed $194,300 Active
21. 2025-03-30
    historical
22. 2000-05-11
    soldstatus $96,000
23. 1997-03-24
    soldstatus $86,000
24. 1995-04-05
    soldstatus $55,000
25. 1988-06-01
    soldstatus $64,000
26. 1981-05-01
    soldstatus $43,500

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 8/10 Severe FEMA zone X (shaded) · 97% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,250
• − Mortgage interest: −$8,514
• − Property taxes: −$2,147
• − Insurance: −$1,558
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$4,356
• − Depreciation: −$4,422
• Taxable loss: −$3,146
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $-83/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: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• 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

+262.1% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $157,500 MARIS as Distributed by MLS Grid
• 2026-04-06 Listed $163,000 MARIS as Distributed by MLS Grid
• 2025-09-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-08 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2025-06-09 Price Changed $179,500 MARIS as Distributed by MLS Grid
• 2025-04-29 Price Changed $188,250 MARIS as Distributed by MLS Grid
• 2025-04-02 Listed $194,300 MARIS as Distributed by MLS Grid
• 2025-03-30 Coming Soon — MARIS as Distributed by MLS Grid
• 2000-05-11 Sold (Public Records) $96,000 Public Records
• 1997-03-24 Sold (Public Records) $86,000 Public Records
• 1995-04-05 Sold (Public Records) $55,000 Public Records
• 1988-06-01 Sold (Public Records) $64,000 Public Records
• 1981-05-01 Sold (Public Records) $43,500 Public Records

Property tax history

+2.9%/yr

Latest (2022): $2,147 · +0.8% YoY. Source: county tax records.