9121 N Swan Cir · Brentwood, MO 63144

$159,900

2 bd · 1.0 ba · 999 sqft · Condo public records · 49 Days on market

Built 1950 $160/sqft · 23% below area Est $207k · 23% under $402/mo HOA · 23% of rent ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• 1% rule +6.1/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This charming 2-bedroom condo is conveniently located and move-in-ready. The bright open floor plan with both a front and back balcony will make this your new space to retreat or entertain. Updates included Pella sliding doors & windows, plantation shutters, luxury vinyl plank flooring, ceiling fans & more. And when you aren't enjoying your low-maintenance lifestyle you are close to shopping, dining, entertainment, schools, and the thriving community of Brentwood along with access to the central corridor. All kitchen appliances and washer/dryer are included. Don’t miss out on this perfect blend of comfort and convenience! Cash-only offers at this time. Brentwood Forest is not currently approved for conventional loans. Bylaws/Restrictions can be found at www.brentwoodforest.com/info.

Key facts

• Two balconies
• Vaulted ceilings
• $402 HOA

Tags

• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO MAJOR HIGHWAYS
• MINUTES DRIVE TO THE AIRPORT
• VAULTED CEILINGS
• WOOD BURNING FIREPLACE
• TWO BALCONIES

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: HOA: Brentwood Forest; Monthly association fee; Association amenities include clubhouse, pool, tennis courts, common ground, lake, coin laundry, trails, and recreational facilities; HOA fee covers clubhouse, grounds maintenance, parking/road maintenance, exterior maintenance, pool maintenance, management, pest control, sewer, snow removal, trash, and water

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium in an apartment-style building; One level; Updated/remodeled condition; Private ownership
• Construction: Brick and frame construction
• Exterior features: Deck; Rear porch; Adjoins common ground; Community pool (fenced, in-ground, outdoor); Community tennis courts; Clubhouse; Lake; Trails; Sidewalks; Street lights

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Dishwasher; Disposal; Refrigerator; Breakfast bar access to kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Hot water heating; Wood heating option; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Living room fireplace (masonry, wood-burning)
• Laundry & utility: Stacked washer/dryer in unit (located in the kitchen); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $144k (9.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living B; 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.
• Zoned schools: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 128 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,490 (9.6% 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 49 days. Have you received any prior offers? Is the seller open to a 10% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 7.5

CMA / ARV

• ARV (median comp): $207,461
• List price: $159,900
• Delta: -22.93%
• 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: -22.3%
• Equity multiple: 0.24×
• Total profit: $-33,863
• Equity at exit: $23,842

10-year hold

• IRR: -22.0%
• Equity multiple: -0.03×
• Total profit: $-46,161
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$839
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$67
• HOA: −$402
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-87

Break-even live

Break-even rent $1,888

Max offer price $144,490

Occupancy floor 100%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	1d	1	0.04mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	43d	1	0.09mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	43d	1	0.15mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	10d	1	0.24mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	43d	1	0.28mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	43d	1	0.30mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,105	$1.81	1d	19	0.48mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	43d	1	0.91mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	7d	1	0.95mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	7d	1	0.96mi
8056 Davis Dr Unit 80562N Saint Louis, MO	1.0	1.0	840	$1,700	$2.02	43d	1	1.11mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,249	$1.60	1d	4	1.13mi
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	1d	1	1.16mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	2d	12	1.23mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	43d	1	1.31mi
7570 Oxford Dr Apt 2S Clayton, MO	2.0	1.0	1100	$2,600	$2.36	1d	1	1.40mi
7553 Buckingham Dr Clayton, MO	2.0	1.0	900	$1,695	$1.88	43d	1	1.48mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	3d	2	1.48mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	20d	1	1.49mi
7530 Buckingham Dr Saint Louis, MO	1.0	1.0	800	$900	$1.12	43d	1	1.50mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	43d	1	1.50mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 49 DOM
2. 2026-06-17
   days on market $159,900 Active 48 DOM
3. 2026-06-16
   days on market $159,900 Active 47 DOM
4. 2026-06-15
   days on market $159,900 Active 46 DOM
5. 2026-06-13
   days on market $159,900 Active 44 DOM
6. 2026-06-13
   days on market $159,900 Active 43 DOM
7. 2026-06-09
   days on market $159,900 Active 40 DOM
8. 2026-06-08
   days on market $159,900 Active 39 DOM
9. 2026-06-07
   pricedays on market $159,900 Active 38 DOM
10. 2026-06-03
    days on market $164,400 Active 34 DOM
11. 2026-06-02
    days on market $164,400 Active 33 DOM
12. 2026-06-01
    days on market $164,400 Active 32 DOM
13. 2026-05-31
    days on market $164,400 Active 31 DOM
14. 2026-04-30
    listed $164,400 Active 958-char remark
15. 2025-01-08
    soldstatus Closed 829-char remark

    Show marketing remark (829 chars)

    Welcome Home! This charming 2-bedroom condo is conveniently located and move-in-ready. The bright open floor plan with both a front and back balcony will make this your new space to retreat or entertain. Updates included Pella sliding doors & windows, plantation shutters, luxury vinyl plank flooring, ceiling fans & more. And when you aren't enjoying your low-maintenance lifestyle you are close to shopping, dining, entertainment, schools, and the thriving community of Brentwood along with access to the central corridor. All kitchen appliances and washer/dryer are included. Don’t miss out on this perfect blend of comfort and convenience! Cash-only offers at this time. Brentwood Forest is not currently approved for conventional loans. Bylaws/Restrictions can be found at www.brentwoodforest.com/info.

16. 2024-12-19
    status Pending 829-char remark

    Show marketing remark (829 chars)

    Welcome Home! This charming 2-bedroom condo is conveniently located and move-in-ready. The bright open floor plan with both a front and back balcony will make this your new space to retreat or entertain. Updates included Pella sliding doors & windows, plantation shutters, luxury vinyl plank flooring, ceiling fans & more. And when you aren't enjoying your low-maintenance lifestyle you are close to shopping, dining, entertainment, schools, and the thriving community of Brentwood along with access to the central corridor. All kitchen appliances and washer/dryer are included. Don’t miss out on this perfect blend of comfort and convenience! Cash-only offers at this time. Brentwood Forest is not currently approved for conventional loans. Bylaws/Restrictions can be found at www.brentwoodforest.com/info.

17. 2024-11-13
    listed $137,000 Active 829-char remark

    Show marketing remark (829 chars)

    Welcome Home! This charming 2-bedroom condo is conveniently located and move-in-ready. The bright open floor plan with both a front and back balcony will make this your new space to retreat or entertain. Updates included Pella sliding doors & windows, plantation shutters, luxury vinyl plank flooring, ceiling fans & more. And when you aren't enjoying your low-maintenance lifestyle you are close to shopping, dining, entertainment, schools, and the thriving community of Brentwood along with access to the central corridor. All kitchen appliances and washer/dryer are included. Don’t miss out on this perfect blend of comfort and convenience! Cash-only offers at this time. Brentwood Forest is not currently approved for conventional loans. Bylaws/Restrictions can be found at www.brentwoodforest.com/info.

18. 2024-09-26
    historical
19. 2024-07-06
    price $186,000
20. 2024-05-30
    listed $195,000 Active

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 ≥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: $21,335
• − Mortgage interest: −$8,957
• − Property taxes: −$2,216
• − Insurance: −$800
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$4,824
• − Depreciation: −$4,652
• Taxable loss: −$3,526
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $-201/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

-18.0% since first listed

8 events — show timeline

• 2026-06-05 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $164,400 MARIS as Distributed by MLS Grid
• 2025-01-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-12-19 Pending — MARIS as Distributed by MLS Grid
• 2024-11-13 Listed $137,000 MARIS as Distributed by MLS Grid
• 2024-09-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-06 Price Changed $186,000 MARIS as Distributed by MLS Grid
• 2024-05-30 Listed $195,000 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2022): $2,216 · +0.8% YoY. Source: county tax records.