16500 Jubilee Hill Spur Unit J · Wildwood, MO 63040

$160,000

2 bd · 2.0 ba · 868 sqft · Condo public records · 7 Days on market

Built 1992 $184/sqft · at area comps Est $165k · at est. $255/mo HOA · 15% of rent

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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).

• Cash flow +16.3/30.0
• ARV discount +8.8/15.0
• 1% rule +5.9/10.0
• Schools +5.4/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16500 Jubilee Spur Hill #J in Wildwood, Missouri. This 2-bedroom, 2 full bath top-floor unit offers a functional layout, desirable features, and low-maintenance living in a convenient location within the Rockwood School District. Built in 1990 and offering 868 square feet, this third-floor residence features vaulted ceilings that create an open and spacious feel throughout the main living area. The gas fireplace serves as a focal point of the family room, adding warmth and character to the space. With no unit above, the top-floor location provides added privacy and a quieter setting. The family room flows into the eat in kitchen area, creating a practical layout for both everyday

Key facts

• $255 HOA
• Community pool
• Built 1992

Property features AI

Finance

• Other: Monthly association fee amount available ($255)
• HOA & community: HOA: Victoria Crossing; Monthly association fee; Community amenities include pool, tennis courts, basketball court; Association fee covers grounds maintenance, parking/roads maintenance, common area maintenance, parking fee, pool, sewer, snow removal, and trash

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Condominium; Residential property; Private ownership; One level
• Construction: Brick construction
• Exterior features: Balcony; Adjoins common ground; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Vaulted ceilings; Gas fireplace in living room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.9% vs local median 1.7% in Wildwood — 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 64/100 on livability (#300 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Pond Elem. (math 47% / reading 67%, grade C+, #159 of 1,115 statewide, top 16%, 401 students, 11% FRL); Eureka Sr. High (math 36% / reading 66%, grade D+, #109 of 521 statewide, top 21%, 1,712 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $160k implies a 113% 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 $160,000

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. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 7.7

CMA / ARV

• ARV (median comp): $164,613
• List price: $160,000
• Delta: -2.80%
• 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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,248
• Equity at exit: $23,857

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-9,941
• Equity at exit: $13,834

Cash invested: $44,800 (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 63040

• Home prices YoY: -12.7%
• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$67
• HOA: −$255
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $87

Break-even live

Break-even rent $1,627

Max offer price $160,000

Occupancy floor 90%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17054 Sandalwood Creek Dr Unit B Glencoe, MO	2.0	2.0	939	$1,650	$1.76	17d	1	0.90mi
2337 Sandalwood Creek Ct Glencoe, MO	2.0	2.0	915	$1,650	$1.80	43d	1	0.96mi
16342 Centerfield Ct Grover, MO	1.0–3.0	1.0–2.0	1089	$1,762	$1.62	2d	6	1.21mi
16825 Autumn View Terrace Dr Ellisville, MO	2.0–3.0	1.5–2.5	1223	$2,125	$1.74	17d	16	1.37mi
16318 Truman Rd Ellisville, MO	2.0	1.0–2.0	1057	$1,662	$1.57	4d	2	1.45mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-15
   status Pending 1841-char remark
2. 2026-05-08
   listed $160,000 Active 1841-char remark
3. 2026-05-06
   historical $160,000 1841-char remark
4. 1999-09-30
   soldstatus $75,000
5. 1993-02-24
   soldstatus $49,500

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$56/yr (+$5/mo · 3.7%)

ⓘ 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 2/10 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,847
• − Mortgage interest: −$8,962
• − Property taxes: −$1,496
• − Insurance: −$800
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$3,060
• − Depreciation: −$4,655
• Taxable loss: −$1,462
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,395/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: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Wildwood

• Score: 64/100
• State rank: #300
• US rank: #13770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, MO
• City population: 35,637
• Population (ZIP): 8,826

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 13% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Romanian 4% Scotch-Irish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -31.73%
• Current HPI: 218.5648
• Rent YoY: —
• Metro: —
• 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

+223.2% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 1999-09-30 Sold (Public Records) $75,000 Public Records
• 1993-02-24 Sold (Public Records) $49,500 Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,496 · +0.7% YoY. Source: county tax records.