6333 Ellenwood

Listing Specialists

RobbPartners.com direct 314-283-7590 | office 314-677-6490

4 GOALS

1 To help establish a fair and

competitive listing price, based on an exhaustive analysis of current market conditions.

“Thanks to the great marketing and photos, Dave got me two great offers within 2-3 days of listing the condo and helped me close quickly and easily.” Vintage Condo Seller | Demun

2 To

buyers as possible into your home until it is sold. 3 To update you weekly with the results of our activities. 4 To assist in negotiating the highest dollar value between you and the buyer.

Results Why sellers choose to work with us

Our systems get on average $12,500 more for our sellers than the market Selling 99.1% of asking price without price changes with a market average of 97.6% Selling over 555 houses resulting in $335M in sales Top one-half of top1% in all markets we serve

“You understood the special nuances of what it would take to get it sold.” Historic Home Seller | Clayton

Meet theTeam

SABRINA ROBB – Listing Specialist &Team Lead Demonstrating an expertise in marketing and selling homes in the CentralWestern Corridor of St. Louis, Sabrina and her team sold over $150M in sales since 2010. Because of her relocation expertise, many local employers also rely on Sabrina as an important participant in their recruiting efforts as our community competes globally to attract and retain top talent.

srobb@robbpartners.com 314-283-7590 DAVE ROBB – Listing Specialist

Dave is one of the most respected Real Estate Consultants among both home buyers and sellers & colleagues alike. His savvy marketing knowledge and negotiation strategy often

results in an outcome that exceeds expectations. dhrobb@robbpartners.com 314-283-7053

GABRIELE DEHART – Buyer Specialist A 15-year real estate veteran, Gabriele is constantly working to ensure our buyers receive the best service enabling them to find their dream home and to negotiate the best possible terms. She is an expert at the buying process from the 1st time home buyer to the seasoned buyer. gdehart@robbpartners.com 314-677-6134 ABBY GOLDSTEIN – Buyer Specialist As a Buyer’s Agent with the Robb Partners – Abby navigates clients through local market conditions and works to negotiate on behalf of their best interests. Her goal is to give her clients that exact satisfaction, helping them identify the perfect neighborhood and working diligently to find their dream home. abby@robbpartners.com 314-394-5108 MAUREENWALLINGSFORD – Transaction Coordinator Maureen joined the Robb Partners in 2014 and quickly became a favorite among our clients. Maureen is our office liason between our clients, title company & lenders.As soon as you are under contract, Maureen sends an introductory “Dates-to-Remember” and

keeps all things transaction related moving smoothly. Maureen@robbpartners.com 314-677-6144

KIM LIMOLI – Marketing and Social Media Director Kim is at the center of executing on the marketing plan designed by the Listing Specialist and home owner.There are many avenues for promoting your home to the greatest number of possible buyers and buyer’s agents. Utilizing all in her toolbox, she will advertise,

promote, network & broadcast your home. klimoli@robbpartners.com 314-882-5205

Where Buyers Come From

Bought an Open House they saw 1% Bought for a combination of reasons 3% Bought advertised property 3% Referral by relocation service 7% Responded to an open house, but purchased a different home 8% Responded to an ad, but purchased a different home 18%

For Sale sign

20%

Name/Firm recognition or salesperson contact 40%

18 STEPS to SUCCESS

1. Team approach – a team of specialized individuals networking among agents and prospecting for buyers. 2. Access to staging professionals and all others needed to get your home prepared to sell. 3. Professional photography and 3D tour. 4. Custom website page including photos, 3D tour, property description and room dimensions. 5. Sign placed in yard. 6. Premarketing exposure on Zillow and with select local agents. 7. Distinctive brochures created to market your home.
 8. Property video placed onYouTube. 
 9. Premier exposure on Zillow,Turlia, and Realtor.com. 10. Broker Open House.

11. Agent networking. 12. Just listed postcards mailed for neighborhood prospecting of buyers. 13. Prospecting for buyers in Robb Partners database. 14. National and international brokerage networking. 15. Exposure on 100+ websites. 16. Social Media Campaigns will be run with tracking (just listed, open houses, etc).We measure our success by the engagement we get on ads/posts and consistently track and compare our social media engagement to others in the market. 17. Watching the market to remain competitive, so that potential buyers choose your home to buy. 18. Weekly feedback reports.

Home SaleTimeline

Pre-listing

Listed and Active

Post-listing

Marketing campaign started Professional photography taken Signs installed Submitted to multiple listing service Property website launched Property brochure delivered Direct mail campaign launched Print campaigns launched Telephone campaign started E-mail campaigns started Office preview, broker preview Mega open house Progressive home tours

Schedule an appointment Meet with ROBB Partners Discuss best strategy for selling Formal listing presentation Executed sales agreement Property evaluation | appraisal Design team walkthrough Market analysis completed Sales price established

Offer(s) received Offer(s) negotiated Offer accepted Back-up offer(s) accepted Inspections & disclosures completed Appraisal completed Contingencies removed Property closes Refer friends to ROBB Partners

When Representation Counts

Recently SOLD by the Robb Partners

2233 DunhillWay Ct 23 BrightonWay #100 7187Washington Ave 5 Stoneleigh Towers 23 BrightonWay #100 711 Middle Polo Dr 750 South Hanley Rd #50 92 Arundel

$644,900 $640,000 $630,000 $625,000 $622,000 $620,000 $610,000 $609,000 $600,000 $597,000 $595,000 $590,000 $585,000 $580,000 $577,500 $575,000 $575,000 $575,000 $575,000 $570,000 $565,000 $560,000 $550,000 $545,000 $540,000 $540,000 $530,000 $525,000 $525,000 $525,000 $523,000 $522,000 $520,600 $520,000 $518,600 $518,000 $515,000 $515,000

7164Washington Ave 424 Edgewood Dr

$465,000 $460,000 $455,000 $452,000 $449,900 $449,000 $440,000 $438,720 $437,000 $435,000 $425,000 $425,000 $425,000 $420,000 $420,000 $418,000 $415,000 $408,000 $405,000 $402,500 $395,000 $394,000 $390,000 $385,000 $383,000 $381,500 $372,000 $370,000 $368,200 $367,500 $365,000 $365,000 $362,500 $360,000 $360,000 $355,000 $351,000 $347,500 $347,000 $338,850 $336,000 $335,000 $325,000 $325,000 $325,000 $325,000 $323,000 $320,000 $320,000 $315,000 $315,000 $315,000 $315,000 $312,000

15588 Hitchcock 7246 Colgate Ave 6806 Pershing Ave

$310,000 $309,000 $305,000 $300,000

15294 Brightfield Manor Dr

825 South Central Ave 602 Chelsea Ave 7038 Lindell Blvd 7110Waterman Ave 420 Dielman Rd 421 Carswold Dr 6823Waterman Ave 6918 Kingsbury Blvd

515 North and South Rd #2B

7206 Princeton Ave $299,000 540 North and South Rd # 106 $280,000 447 Magna Carta Dr $275,000 7241 Colgate Ave $270,000 610 Forest Ct #1 $270,000 4124 Olive St $267,000 2342 Hickory $265,000 7302 Shaftesbury Ave $265,000 709 South Skinker Blvd #502 $264,250 7330 Stanford Ave $263,000 11161 Crickett Hill Dr $260,000 6245 Northwood Ave #2 $260,000 6318 Southwood Ave #3W $260,000 8130 Colmar $260,000 6314 Northwood Ave #1 E $257,000 996 Glenmoor Ave $240,000 715Westwood Dr #2W $235,000 4225West Pine Blvd #1 $225,000 7343 Cornell Ave $220,000 701 South Skinker Blvd #204 $219,900 7346 Forsyth Blvd #3 $215,000 12951 Banyan Town Dr $215,000 630 Francis Place #1N $209,000 6314 Northwood Ave #3E $208,000 7561 Byron #1W $200,000 1174 Claytonia Terr $196,000 332 Bogey Lane $195,000 7563 Oxford Dr #3 N $195,000 6314 South Rosebury Ave #3W $190,000 2828 Laclede Station Rd. $189,000 5835 Pershing Ave $180,000 8608 Eulalie Ave $179,250 7312 Chamberlain Ave $179,000 1743 Blue Oak Dr $176,500 6505 San Bonita Ave #3E $175,000 620Westwood Dr #2S $174,900 9924 East Concord Rd $170,000 13026 Ray Trog Ct $170,000 16226 Lea Oak Dr $169,500 31 ToptonWay #1W $165,000 12924 Autumn Fields Ct $155,000 6314 South Rosebury Ave #1W $145,000 754 Leland Ave #3N $140,450 1524 Swallow Dr $118,000 2748 Meramec St $115,000 6314 South Rosebury Ave #1E $110,000 636Walnut Ridge Dr $107,701 11999Villa Dorado #E $66,500

7 Country Estates Place

$860,000 $859,000 $850,000 $850,000 $840,000 $835,000 $830,000 $815,000 $812,000 $810,000 $805,000 $800,000 $797,800 $787,850 $775,000 $770,000 $768,500 $767,523 $765,000 $761,000 $760,000 $759,000 $751,537 $747,500 $745,000 $740,000 $740,000 $737,750 $732,500 $720,000 $715,000 $713,000 $705,000 $700,000 $700,000 $692,000 $692,000 $675,000 $675,000 $672,500 $670,000 $665,750 $660,000 $660,000 $655,000 $651,000 $650,000 $650,000 $645,000

9 Little Lane

Address

Price

6304 Fauquier Dr 6319 Alexander Dr 7286 Creveling Dr 8000 Rosiline Dr

150 Carondelet Plaza #2402

$2,203,000 $2,025,000 $2,000,000 $1,950,000 $1,850,000 $1,685,000 $1,680,000 $1,650,000 $1,550,000 $1,495,000 $1,400,000 $1,360,000 $1,322,500 $1,300,000 $1,250,000 $1,230,000 $1,225,000 $1,210,000 $1,200,000 $1,180,000 $1,175,000 $1,175,000 $1,173,000 $1,159,000 $1,139,000 $1,110,000 $1,110,000 $1,080,000 $990,000 $985,000 $985,000 $980,000 $975,000 $966,000 $965,000 $950,000 $932,000 $930,000 $925,000 $900,000 $889,000 $880,000 $875,000 $870,000 $865,000 $860,000

34 Burroughs Lane

137 BrightonWay 511West Polo Dr

306 North Brentwood Blvd 426Woodlawn Grove Lane

4 Dromara Rd

807 South Bemiston Ave

56 Kingsbury

5 Nassau Dr

7 East Brentmoor Park 8411 Kingsbury Blvd

45 Godwin Lane

8025 Maryland Ave #5B

6231 Rosebury Ave #2

25Wydown Terrace

325 North Meramec Ave #23

7910 Lafon

8401 University

4 RioVista Dr

81 Lake Forest Dr 7210 Creveling Dr 6307 Alexander

7114Washington Ave 540Warren Ave 8173 Stratford Dr 10415 Anzeiger Ave 27Woodmere Point Ct

8400 University Dr 630West Polo Dr 901 Audubon Dr 4 Huntleigh Downs 6349 Ellenwood Ave 92 Aberdeen Place 155 Carondelet #607 56 Crestwood Dr 213 North Bemiston Ave

669West Polo Dr

7737West Biltmore Dr

93 Arundel Place 7623 Maryland Ave

7447York Dr

7620 Maryland Ave 111 Frontenac Forest

97 Aberdeen 9393 Ladue Rd

7332 Cornell Ave 7201 Cornell Ave 7339 Cornell Ave

39 Ladel Ct

307 Park Rd

8125 Kingsbury Blvd 7152 Maryland Ave 6466 San Bonita Ave

6326 Mcpherson Ave 560Warren Ave 7401 Maryland Ave 252Woodbourne Dr 7401 Maryland Ave

303 North Meramec Ave #202

4554 Laclede Ave #306 7439Washington Ave 808Wildwood Circle Dr

7 Crestwood Dr 46 Lake Forest

556Warren Ave

4466West Pine #24F & G

8253 Parkside Dr #2A

557Warren Ave 6236 Fauquier Dr

7270 Stanford Ave

531 Chalet Ct

110 Arundel

312 North Meramec Ave #301

8417 Kingsbury Blvd 7618Westmoreland Ave

7290 Greenway Ave 8111 University Dr

232 N Kingshighway Blvd #1001 200 S Brentwood Blvd #17A&B

7126 Northmoor 7339 Cornell Ave 519 Donne Ave 444 Carswold Dr 8101 Halifax Dr 8000Watkins Dr

53 Crestwood Dr 6485Wydown Blvd 228 Lancaster Dr

7615Westmoreland Ave 66 Crestwood Dr 510 Tregaron Place 718 Graeser Rd 7449 Oxford Dr 16813 Kehrsdale Dr 409 Argus Manor Ct 7397 Pershing Ave #B 7909 Kingsbury Blvd 22 Arundel

20 Enfield Rd

8049 Daytona Dr

8032 Orlando

97 Arundel

16857 Kehrsbrooke Ct

650West Polo

79 Aberdeen

7542Wydown Blvd #1A

13549Weston Park Dr

8044Watkins Dr 7442 Stratford Ave

7545 Stanford Ave 7601 Stanford Ave

56 Broadview Dr

60 Daniel Rd

930 South Central Ave

124 North Central Ave #A

8025 Maryland Ave #9A 8025 Maryland Ave #12 A

20 Highgate Rd $514,000 232 N Kingshighway Blvd #1001 $513,000 12Waverton Dr $512,000 7215 Maryland Ave $505,000 8132 Kingsbury Blvd $500,000 33 AlgonquinWood $495,000 8025 Maryland Ave #6D $495,000 3 Sunnymeade St $492,000 6940 Columbia Ave $488,500 6604Waterman Ave $487,500 8155 Stratford Dr $487,000 8026 Stanford Ave $485,000 7357 Northmoor Dr $485,000 8018 Crescent Dr $485,000 20 Enfield Rd $469,500 33 AlgonquinWood $466,000

608 Francis Place 7621 Teasdale Ave 7331 Cornell Ave 9052 Saranac Dr 17 Fleetwood Dr 1629 Andrew Dr

3 Harcourt Dr

204 Gay Ave 204 Gay Ave

7623 Maryland Ave 6950Washington Ave 8253 Parkside Dr #2A 824 Amersham Dr 6Wydown Terr 15 Upper Barnes 13939 Meursault Lane 7466Washington Ave 9 Southmoor Dr 6300 Alexander Dr 65 Lake Forest Dr 97 Aberdeen Place

570 Bedford Ave

22 Arundel

8116 Pershing Ave 460 Edgewood Dr 82 Arundel Place

6312 Southwood Ave #1W 450 East Lockwood Ave #301

519West Dr

7415 Byron 7401 Byron

7453 Amherst Ave 606Vista Hills Ct 2348 2350 Menard 7366 Northmoor Dr 7272 Cornell Ave 14313 Gatwick Ct 7219 Cambridge Ave

8025 Maryland Ave #5E 6321 San Bonita Ave

16 Aberdeen

7033Westmoreland Dr

3 Sumac Lane

409 Oakley Dr

Testimonials

“Dave’s advice and expertise were greatly appreciated through a somewhat trying purchase. Dave communicates clearly and concisely; he is calm when needed, firm when required, and lets his dry wit shine through when the moment calls for it. It took a bit of time to finally find the right home and Dave remained patient and positive. We trusted his instincts and advice and couldn’t be happier with the end results.” Visionary Buyer | Creve Coeur “Dave, Sabrina, and their team helped me sell two condominiums in Clayton. One unit needed repair work, and Dave helped me find a painter and coordinate the repair process.The second unit was a challenging property to sell, in need of an extensive remodel. Dave helped me price it realistically and negotiate the closing with a private buyer. I live out of state, and everyone at Robb Partners made the transactions go smoothly and helped me solve all the glitches along the way – I could not have sold these properties without their extensive knowledge and assistance. I highly recommend Dave and Sabrina!” Family Trustee | Out-of-State

“You had a keen sense of knowing what help we needed at certain points and what help we didn’t need.” Veteran Investor | Clayton

“You were a good fit for us and this house – and that is why it got done.” Satisfied Seller | Clayton

“Thanks for your availability at all and odd times of the day and night when we needed help or advice.” Downsizer | Clayton

“You had a good sense of how to strategically and sensitively negotiate the steps with an out-of-town purchaser.” Developer | Saint Louis

“Dave Robb and his team were stellar through the entire sales process from beginning to end and we could not be happier with the results: our home sold within the first week!! Our circumstances were a bit unusual. We had a unique home – a modern multi level home on a street of traditional ranch homes. My husband and I believe that his sophisticated research and market analysis positioned us precisely where we needed to be. The sales materials his team produced were exemplary; we couldn’t have been more impressed. We would recommend him in a heartbeat!” Modernist | Creve Coeur “We had a very good experience working with the Robb Partners -they helped us sell 2 homes and purchase our current home.Their knowledge of the area is extensive.Their marketing materials are very impressive and really draw attention to the property you’re selling.We highly recommend them.” Repeat Client | Clayton, University City

Get Results

Dave and Sabrina Robb 314-727-2001 314-677-6490 info@robbpartners.com

10936 Manchester Rd. St. Louis, MO 63122

www.robbpartners.com

COMPARATIVE MARKET ANALYSIS

6333 Ellenwood Avenue, Saint Louis, Missouri 63105

PREPARED FOR Todd Oberman & Laura Davis JANUARY 29, 2018

Sabrina Robb | Robb Partners | srobb@robbpartners.com

CONTACT ME

INTRO

Sabrina Robb Robb Partners

E-mail

srobb@robbpartners.com

Download this report (PDF)

What is this bar code? This QR code makes it easy for you to download this report to your smart phone. 1. Make sure your phone can scan a QR code with its camera. If you don't already have one, you can try http://cloudcma.com/qr on your phone's browser to download an app, or do a Google search for the model of your phone along with the term "QR reader". 2. Now use that app to scan the QR code above.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

MAP OF ALL LISTINGS

INTRO

MLS # Subject

Status

Address

Price

0

6333 Ellenwood Avenue, Saint Louis, Missouri 63105

1 16040450 2 17002976 3 17009236 4 17082028

S 7246 Wydown Boulevard S 509 West Polo Drive S 23 Southmoor Drive

$1,450,000 $1,000,000 $1,588,000 $1,550,000

S 6428 Cecil Avenue

Status: S = Sold

Sabrina Robb | Robb Partners | srobb@robbpartners.com

SUMMARY OF COMPARABLE PROPERTIES

INTRO

Sold Listings

Address

Beds Baths YrBlt

SqFt

Lot Size

Price

Sold Date

7246 Wydown Boulevard

4 5 6 4

5.00 1927 4,750 5.00 1929 4,196 6.00 1926 6,798 5.00 1924 4,626

32,670 $1,450,000 41,643 $1,000,000 21,344 $1,588,000 15,464 $1,550,000 27,780 $1,397,000

3/16/17 3/14/17 2/10/17 10/13/17

509 West Polo Drive 23 Southmoor Drive 6428 Cecil Avenue

Averages

5,092

Sabrina Robb | Robb Partners | srobb@robbpartners.com

CMA 1 Line (Portrait)

01/29/2018 at 2:29 PM

Listings as of Property Type: Residential

Transaction Type is one of 'Sale', 'Auction' Status is one of 'Active', 'Coming Soon', 'Contingent w/Kickout', 'Contingent No Kickout', 'Contingent Short Sale', 'Option' Status is 'Sold' Search Contractual Date is 1/29/2018 to 1/29/2017 Property Type is 'Residential' State Or Province is 'Missouri' Area Desc is '226 - Clayton' Price is 1200000 to 1700000 Residential Sold Properties Address Area Bd Bth SqFt Lot Sz Age Date $/SqFt CDOM List Price Orig Price SP%LP Sold Price 7246 Wydown Blvd $1,495,000 4 4,750 91 $305.26 0.750 $1,450,000 $1,495,000 96.99 180 5 (3 2) Clayton 03/16/17 16 Crestwood $1,515,000 5 4,872 100 $313.01 0.298 $1,525,000 $1,515,000 100.66 7 6 (4 2) Clayton 08/01/17 6428 Cecil Ave $1,550,000 4 4,626 94 $335.06 0.355 $1,550,000 $1,550,000 100.00 0 5 (3 2) Clayton 10/13/17 23 Southmoor Dr $1,699,900 6 6,798 92 $233.60 0.490 $1,588,000 $1,699,900 93.42 0 6 (4 2) Clayton 02/10/17

Sold Totals

4

5,262

0.473

$296.73

47

$1,564,975

$1,564,975 $1,528,250

97.77

Listing Count :

Averages:

$1,588,000

$1,450,000

$1,537,500

Price :

High

Low

Median

Grand Totals

4

$296.73 $/SqFt:

47

OP: $1,564,975

$1,564,975

$1,528,250

Count :

Averages:

CDOM:

LP:

SP:

Presented By: Sabrina Robb Phone: 314-283-7590 Featured properties may not be listed by the office/agent presenting the brochure. All information herein has not been verified and is not guaranteed. Copyright © 2018 MARIS. All rights reserved.

PROPERTY DETAILS

MLS #16040450

7246 Wydown Boulevard, Clayton

$1,450,000

S

Listing information MLS#: 16040450

Beds: 4

Sq Ft: 4,750

Sold Date: 3/16/17

Status: Sold

Baths: 5.00

Year Built: 1927

DOM: 180

Features Cooling : Ceiling Fan, Central-Electric Heating : Radiator(s) Sewer : Public Water : Public Architecture : Historic, Manse Construction : Brick/Stone Msn Pred Virtual Tour : https://youtu.be/_t_H_2z77mA Lotsize : 32670 Acres : 0.7500 Remarks Almost a double lot! Loads of interest! Smart buyer secured home prior to spring re-launch! This English inspired manor house has captured the hearts and imaginations of passers by for generations. Situated on one of the finest lots in Clayton with backyard space hosting an Italian like Piazza and an enormous side yard for your pool addition. Enjoy drinks and secrets fireside in the grand salon with dedicated solarium. Spacious dining room with intimate sunken niche and attached screened porch. Updated kitchen could be opened to the dining room creating a Pinterest worthy oasis! Main level library with full bath easily converts to 1st floor bedroom. Family room between floors provides the perfect gathering space with JULIETTE balcony and fireplace (ideal new master area) Private master suite with dressing area and lovely bath with tub and separate shower. Rehabbed hall bath for kids....

Information is deemed reliable but not guaranteed.

Source: MARIS

Sabrina Robb | Robb Partners | srobb@robbpartners.com

PROPERTY DETAILS

MLS #17002976

509 West Polo Drive, Clayton

$1,000,000

S

Listing information MLS#: 17002976

Beds: 5

Sq Ft: 4,196

Sold Date: 3/14/17

Status: Sold

Baths: 5.00

Year Built: 1929

DOM: 6

Features Amenities : Sauna Cooling : Attic Fan, Central-Electric, Other Heating : Radiator(s) Sewer : Public Water : Public Architecture : Colonial Construction : Brick Veneer Predom Lotsize : 41643 Acres : 0.9560 Remarks If you are wanting to be in the heart of Clayton, but don't want to sacrifice space or land, this home is for you! This stately colonial sits on nearly an acre lot that is within walking distance to cafes, salons, and the local elementary school. Step inside the beautiful leaded glass entry, and you will find yourself in an inviting light filled foyer. To your right is a large living room with a gas fireplace, perfect for St. Louis winters. The room is even better in the summer with its wall of french doors that open onto the screened in porch. To the left of the entry is the formal dining room with 9 ceilings and an adjoining sunroom that is perfect for relaxing with the family. Just past the dining room is the large kitchen that awaits your finishing touches. The second level features a master bedroom with access to a second floor balcony, a sunroom, and 3 additional large bedrooms...

Information is deemed reliable but not guaranteed.

Source: MARIS

Sabrina Robb | Robb Partners | srobb@robbpartners.com

PROPERTY DETAILS

MLS #17009236

23 Southmoor Drive, Clayton

$1,588,000

S

Listing information MLS#: 17009236

Beds: 6

Sq Ft: 6,798

List Date: 2/13/17 Sold Date: 2/10/17

Status: Sold

Baths: 6.00

Year Built: 1926

Features Amenities : Elevator in Residence, Security Lighting Cooling : Ceiling Fan, Central-Electric Heating : Forced Air Sewer : Public Water : Public Architecture : Traditional Construction : Brick/Stone Msn Pred Lotsize : 21344 Acres : 0.4900 Remarks For Comp Purposes. Discover a commanding 6,798 square foot brick residence that artfully unites light-filled living space with beautiful architectural details in this recently expanded home in sought-after Southmoor. Floor-to-ceiling windows infuse the soaring great room addition with light and create the perfect gathering space for friends and loved ones. Entertain in style within the formal rooms where French doors open to a private alcove with a peaceful water feature. The gourmet kitchen opens to the family room and is a perfect place for informal entertaining and everyday living. The gracious master suite offers peace and tranquility along with an impressive master bath. Step out to the terrace to enjoy brunch or al fresco dining under the stars. Adjoining Oak Knoll Park provides acres of open space and tranquil beauty.

Information is deemed reliable but not guaranteed.

Source: MARIS

Sabrina Robb | Robb Partners | srobb@robbpartners.com

PROPERTY DETAILS

MLS #17082028

6428 Cecil Avenue, St Louis

$1,550,000

S

Listing information MLS#: 17082028

Beds: 4

Sq Ft: 4,626

List Date: 10/14/17 Sold Date: 10/13/17

Status: Sold

Baths: 5.00

Year Built: 1924

Features Amenities : Underground Util, Workshop/Hobby Area Cooling : Central-Electric Heating : Forced Air Sewer : Public Water : Public Architecture : Manse, Traditional Construction : Brick/Stone Msn Pred Lotsize : 15464 Acres : 0.3550 Remarks Stunning Clayton Home - A classic example of Georgian Revival Architecture! Total perfection inside & out! Gorgeous curb appeal with amazing landscaping, large French doors, wonderful brickwork, fabulous limestone columns at entry, dormer windows, slate roof - and it only gets better inside! Gracious foyer with open staircase, large dining room & living room with fireplace, original moldings, great main floor study, breakfast room & butlers pantry, plus a large addition with family room, mudroom, another half bath, and a delightful wrap around screened porch. Beautiful white kitchen with Carrara marble countertops, Viking & Sub-Zero appliances, butcher block center island, vegetable sink- its perfect! 4 bedrooms including master suite, 3 full & 2 half baths, meticulously maintained, in a prime location, location, location!

Information is deemed reliable but not guaranteed.

Source: MARIS

Sabrina Robb | Robb Partners | srobb@robbpartners.com

COMPARABLE PROPERTY STATISTICS

ANALYSIS

Sold Listings Number of listings 4 Lowest price $1,000,000 Average price $1,397,000 Highest price $1,588,000 Avg price per sqft $278 Avg DOM 93

Sabrina Robb | Robb Partners | srobb@robbpartners.com

ONLINE VALUATION ANALYSIS

ANALYSIS

Sold Listings Address

Sold Date 3/16/17 3/14/17 2/10/17 10/13/17

Sold Price

Zestimate

Difference

7246 Wydown Boulevard

$1,450,000 $1,000,000 $1,588,000 $1,550,000

$1,467,919 $1,013,212 $1,535,252 $1,374,099

1.2% 1.3% -3.3%

509 West Polo Drive 23 Southmoor Drive 6428 Cecil Avenue

-11.3%

Source: MARIS

Sabrina Robb | Robb Partners | srobb@robbpartners.com

SOLD PROPERTY ANALYSIS

ANALYSIS

Address

List Price

Sold Price

% of List Price

DOM $ per Sqft

7246 Wydown Boulevard

$1,495,000

$1,450,000 $1,000,000 $1,588,000 $1,550,000 $1,397,000

97.0% 180 101.0% 6 93.4% 0 100.0% 0 97.4% 93

$305 $238 $234 $335 $278

509 West Polo Drive 23 Southmoor Drive 6428 Cecil Avenue

$990,000

$1,699,900 $1,550,000 $1,433,725

Sold Averages

Sabrina Robb | Robb Partners | srobb@robbpartners.com

INTELLIGENT PRICING AND TIMING

INFO

Pricing a home for sale is as much art as science, but there are a few truisms that never change. • Fair market value attracts buyers, overpricing never does. • The first two weeks of marketing are crucial. • The market never lies, but it can change its mind.

Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons but the two largest are location and condition. Generally, fair market value can be determined by comparables - other similar homes that have sold or are currently for sale in the same area. Sellers often view their homes as special which tempts them to put a higher price on the home, believing they can always come down later, but that’s a serious mistake. Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range, and look for the best value in that range.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

INTELLIGENT PRICING AND TIMING

INFO

Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents. With a sign in the yard, a description in the local Multiple Listing Service, distribution across the Internet, open houses, broker’s caravan, ads, and email blasts to your listing agent’s buyers, your home will get the greatest flurry of attention and interest in the first two weeks. If you don’t get many showings or offers, you’ve probably overpriced your home, and it’s not comparing well to the competition. Since you can’t change the location, you’ll have to improve the home’s condition or lower the price. Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home’s curb appeal, or perhaps stage the interior to better advantage. The market can always change its mind and give your home another chance, but by then you’ve lost precious time and perhaps allowed a stigma to cloud your home’s value. Intelligent pricing isn’t about getting the most for your home – it’s about getting your home sold quickly at fair market value.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

CURB APPEAL, A FIRST IMPRESSION THAT LASTS

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First Impressions Most buyers form their first impression of your home before they even get out of their cars. This is “curb appeal,” or the view from the curb that tells the buyer how attractive and well-maintained your home is compared to other homes. In a competitive market, it takes more than trimming the hedges and planting a few flowers to create curb appeal. The exterior of your home must be in pristine condition – freshly painted, cleared of clutter, with no visible repairs needed. A broken step, overgrown bush, or abandoned toys in the yard can spoil the appearance and your buyer’s first impression. Curb Appeal Curb appeal is important because it sets the tone for what the buyer is going to see inside. If the buyer likes the exterior, he or she will be predisposed to also like the interior and you’re that much closer to selling your home. To see what needs to be done to sell your home faster and for a higher price, go outside, stand on the curb and try to look at your home the way the buyer will. Walkways/driveways - Make sure walkways are clear of snow, weeds, or debris. Repair or replace cracked steps or pavers. Driveways should also be clear of vehicles, toys and debris. Park cars in the garage. Landscaping - Keep your lawn mowed, edged and watered. Prune dead branches and plants. Weed flower beds and replace leggy, thin landscaping with fresh plants and flowers. Exterior - Replace loose or damaged roof shingles, clean the gutters, and paint and caulk window trim and doors. Repaint the front door an eye-catching color that complements the rest of the exterior. Replace broken windows. Entry - Power wash siding, brick, windows, and porches. Paint or replace furniture such as rocking chairs or porch swings. Replace mailboxes, light fixtures, door knobs or any other fixture that looks less than fresh. Put out a welcoming new floormat. Some parts of your home may require more work than others, but it’s well worth it to get buyers eager to see what’s inside.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

SHOWINGS AND OPEN HOUSE CHECKLIST

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Once your home goes on the market, real estate agents may call to show your home anytime, day or evening. Keeping your home "showtime" ready can be challenging, especially if you have children and pets. Showings & Open House checklist • Eliminate clutter: Not only is clutter unattractive, it’s time-consuming to sort through and expensive for you to move. If you have a lot of stuff, collections, and family mementoes, you would be better off renting a small storage unit for a few months. • Keep, donate, throw away: Go through your belongings and put them into one of these three baskets. You’ll receive more in tax benefits for your donations than pennies on the dollar at a garage sale. It’s faster, more efficient and you’ll help more people. • Remove temptations: Take valuable jewelry and collectibles to a safety deposit box, a safe, or store them in a secure location. • Remove breakables: Figurines, china, crystal and other breakables should be packed and put away in the garage or storage. • Be hospitable: You want your home to look like a home. Stage it to show the possibilities, perhaps set the table, or put a throw on the chair by the fireplace with a bookmarked book on the table. • Have a family plan of action: Sometimes showings aren’t convenient. You can always refuse a showing, but do you really want to? If you have a showing with little notice, get the family engaged. Everyone has a basket and picks up glasses, plates, newspapers, or anything left lying about. • Get in the habit: Wash dishes immediately after meals. Clean off countertops. Make beds in the morning. Keep pet toys and beds washed and smelling fresh. • Clean out the garage and attic: Buyers want to see what kind of storage there is. The Essential Five-minute Clean-up for Showings Everyone gets their baskets and cleans up clutter. Check for hazards, like toys left on the floor. Make sure all toys, including bicycles, are put away. • Put pets in daycare, sleep cages or take them with you: In the listing instructions, there should be a warning if there is a big dog on premises. Buyers with allergies also may appreciate knowing in advance if you have pets. • Turn on lights: Open the drapes, turn on lights so buyers can really see. • Give the buyer privacy: The buyer can not come to your home without being accompanied by an agent. The buyer can assess your home more honestly without your presence.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

MOVING CHECKLIST

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Moving to a new home can be an exciting journey. Whether you’re changing cities or neighborhoods, a move is not only a change in scenery, it’s the start of a new chapter in life. Yet, moving can also be very stressful, often seeming like one thing after another has to be done. By finding the right moving service and having a good, though flexible, moving plan, most of the common moving headaches can be easily avoided. Start planning your move Finding the best mover for your particular needs and at the right price involves a simple evaluation of your needs. Like many service-oriented industries, the moving companies of today have expanded to offer a wide range of services in order to be competitive. From planning your move, to storing your things, to packing and unpacking, to decorating and organizing your belongings in your new home, you can choose the extent of services you require and have them tailored to suit your moving budget. Deciding what to pack isn’t as simple as it sounds, particularly if you’re downsizing, but the amount of goods as well as the type of goods you’re moving can make a big difference in which mover you choose and how much you’ll spend. A good rule of thumb is to group items into no more than three categories - Keep, Donate, Throw Away. Label your things according to the rooms where they’ll be moved – bedroom #2, first floor powder bath by stairs, etc. Provide your movers with copies of the floorplan of your new home, so they can move more efficiently without having to stop and ask you where things go. Lastly, remember that the movers, though they are professionals, will get tired. On the Chicago-based Bernard Movers website, the movers advise keeping boxes under 50 pounds whenever possible. They also strongly recommend putting heavier items in smaller boxes to reduce bulkiness, and lighter items in larger boxes with proper labeling like "topload." Get referrals According to Mayflower.com, one of the nation’s most recognized movers, finding a good moving service begins with asking someone you know - a family member, coworker or a friend about their moving experiences, good or bad. Who do you know who works with people who frequently move? Your real estate professional can also be an excellent source of information. And if you’re being transferred, ask your relocation agent which moving companies their company recommends. Other employees of your company who have preceded your relocation may also be able to suggest a reputable mover. Large industry organizations such as American Moving and Storage Association have associate members listed on their Web sites. These associate moving company members must agree to abide by the terms of the organization's published tariffs and to participate in the Arbitration Program sponsored by the organization, which may be positive for consumers. Although the AMSA doesn't recommend movers, a list of members is posted on the site, along with helpful hints. The AMSA does suggest getting several estimates in order to compare cost and range of services. Consumer organizations such as the Better Business Bureau can give you additional insights. If the company is registered through BBB, then you can find all relevant information from their corporate address, BBB rating, if there are any complaints against the company, the names of any and all management, and any specific licensing that your state may require. Of course one of the many places to start looking for your mover is the Internet. Online you can find and compare many moving companies’ services on their websites. Comparing movers When you compare price and service estimates from several moving companies, you will find that estimates are based on the weight of your household items, the distance they will be moved, and the amount of packing and other services you will require. Be sure to show the estimator every single item that will be moved. Find out if your mover accepts credit cards, third- party payments from your company, or whether the mover operates by cash only. Negotiations with your mover should include a clear understanding of rates and charges that will apply, the mover's liability for your belongings, pick-up and delivery schedules, and claims protection. For example, if you decide to pack some of your own things, your mover will not be liable. If your estimate is binding, it will not cover non-itemized items. Non-binding estimates are not guaranteed rates, and only cover the weight of your shipment, and the cost of the moving services. An estimate still has to be performed before a mover will provide you with a binding contract.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

If you are moving interstate, you should read and understand all of the information you will receive. In addition to brochures explaining their various services, moving companies should give you a copy of a consumer booklet entitled "Your Rights and Responsibilities When You Move" and information regarding the mover's participation in a Dispute Settlement Program. Distribution of the consumer booklet and the requirement that movers must offer shippers neutral arbitration as a means of settling disputes that may arise concerning loss or damage on household goods shipments are requirements of the Federal Highway Administration (FHWA). Be prepared Even in the most well-planned moves, something can happen. Insurance is crucial. Check with your homeowner’s insurance carrier about coverage for your belongings while moving. Your mover will provide either released value insurance (about $0.60 per pound of goods lost or damaged, according to NAVL.com) or full replacement value, which you must sign for on your bill of lading. If you are not sure how to estimate the value of your belongings for insurance purposes, your insurance carrier may provide suggestions, such as $10,000 per room or half the value of the new home. Items of special value such as heirlooms, paintings, or collectibles can be insured under separate riders. In the event of damage to an item, file a claim immediately. Be sure to save the packing materials to show to the adjuster, should there be any problems.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

THE VALUE OF YOUR HOME

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In a neighborhood of similar homes, why is one worth more than another? That’s the question that’s teased buyers and sellers for ages, but the answer is simple. Every home is different. When a home is sold, a willing seller and a willing buyer have just announced to the world the value of that home. From there, other similar homes are benchmarked, but other factors come into play. The most important are: Location - The closer a home is to jobs, parks, transportation, schools, and community services, the more desirable it is. Size - Square footage impacts home values because they’re built using more materials. Larger lot sizes mean more privacy. Number of bedrooms and baths - Over time, median homes have grown larger. Decades ago, household members shared bedrooms and baths without complaint, but today, families want more privacy. The median home purchased today is a three- bedroom, two-bath home. Features and finishes - Features such as outdoor kitchens and spa baths make a home more luxurious. A home finished with hardwood floors and granite countertops is going to cost more than a home with carpet and laminate countertops. Condition - The closer a home is to new construction, the more it will retain its value. It’s perceived as more modern, up to date, and perhaps safer. Homes that are not updated or in poor repair sell for less. It’s a good idea for homeowners to keep their homes updated and in top repair. Curb appeal - From the street, the home looks clean, fresh, and inviting. Fresh landscaping and flowers won’t change the size or location, but they certainly add charm. When two homes are identical in the same neighborhood, a higher price may come down to something as simple as views, or paint colors, or the overall taste of the homeowner. Valuing a home will never be an exact science, but if you buy wisely, keep your home updated and in good repair, you should recoup most if not all of your investment.

Sabrina Robb | Robb Partners | srobb@robbpartners.com

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