627 S Benton Ave · St. Charles, MO 63301

$149,500

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 4 Days on market

Built 1910 6,337 sqft lot Est $273k · 45% under

---

Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 3-bedroom, 1.5-bath home offering 1,420 sq ft of potential on a 6,336 sq ft lot. This fixer-upper is ready for someone with vision to bring it back to life and make it shine again. The home features a functional layout, generously sized rooms, covered front porch, and a carport for convenient parking. Whether you’re an investor looking for your next project or a buyer wanting to build sweat equity, this property offers plenty of possibilities. Convenient location with easy access to local shopping, schools, parks, and major roads. This property is being sold strictly as-is. Property is being sold as-is. If property was built prior to 1978, Lead Ba

Key facts

• Covered front porch
• Carport
• Convenient location

Tags

• COVERED FRONT PORCH
• CARPORT
• CONVENIENT LOCATION
• EASY ACCESS TO LOCAL SHOPPING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS

Property features AI

Exterior

• Parking: Driveway; Additional parking; 1-car carport
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Single-family house; One and one-half stories; Residential property in fixer condition; Bank-owned
• Construction: Vinyl siding; Shingle roof; Basement (concrete)
• Exterior features: Front covered porch; Level lot; Concrete road/access

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms total (1 main level, 2 upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Eat-in kitchen; Basement (concrete)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.1% vs local median 3.4% in St. Charles — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Charles R-VI (urban): math 44% / reading 52% proficiency, ranked #51 of 324 in MO (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harris Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 408 students, 30% FRL); St. Charles High (math 42% / reading 54%, grade D, #153 of 521 statewide, top 29%, 817 students, 43% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 301 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,021 units permitted in St. Charles County in 2024 (568 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 $4k of value loss. Plan a longer hold.
• St. Charles County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $150k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,500

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $272,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 S Benton Ave	0.09mi	3/1.0	1,435 (+1%)	10mo	$275,000	$192	83
808 S 6th St	0.09mi	3/2.0	1,282 (-10%)	2mo	$225,000	$176	76
1044 Tompkins St	0.42mi	3/1.0	1,377 (-3%)	1mo	$250,000	$182	72
1009 S 4th St	0.23mi	3/1.0	1,600 (+13%)	1mo	$160,000	$100	65
706 S Benton Ave	0.04mi	2/1.0 (-1)	1,217 (-14%)	7mo	$225,000	$185	62
215 N 4th St	0.47mi	4/2.0 (+1)	1,474 (+4%)	6mo	$319,000	$216	59
405 N Kingshighway St	0.67mi	4/1.5 (+1)	1,363 (-4%)	0mo	$1	—	57
827 Water St	0.26mi	2/1.0 (-1)	1,271 (-10%)	11mo	$275,000	$216	54
622 N Benton Ave	0.74mi	3/2.0	1,504 (+6%)	1mo	$350,000	$233	53
118 N 8th St	0.44mi	3/1.0	1,285 (-10%)	12mo	$255,000	$198	52
816 Adams St	0.60mi	2/2.0 (-1)	1,494 (+5%)	6mo	$230,000	$154	51
618 N Benton Ave	0.73mi	4/2.0 (+1)	1,217 (-14%)	0mo	$320,000	$263	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $6,140
• Equity at exit: $22,291

10-year hold

• IRR: 13.5%
• Equity multiple: 2.09×
• Total profit: $45,604
• Equity at exit: $12,926

Cash invested: $41,860 (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 63301

• Rents YoY: 3.2%
• Active inventory: 301
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$784
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $470

Break-even live

Break-even rent $1,302

Max offer price $149,500

Occupancy floor 70%

Sensitivity live

Price	-10% $555	-5% $513	+0% $470	+5% $428	+10% $386
Rent	-10% $320	-5% $395	+0% $470	+5% $545	+10% $620
Rate	-1.0pp $546	-0.5pp $508	base $470	+0.5pp $432	+1.0pp $392

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Saint Charles Ave Saint Charles, MO	4.0	2.0	1288	$1,800	$1.40	44d	1	0.81mi
901 Time Centre Dr Saint Charles, MO	3.0	1.0–2.5	885	$2,025	$2.29	2d	19	0.93mi
1650 Beale St Saint Charles, MO	2.0	1.0–2.0	866	$2,145	$2.48	2d	23	0.96mi
3405 Sherman Park Dr St Charles, MO	2.0	2.5	1600	$2,195	$1.37	2d	1	1.34mi
2000 Sherman Square Dr St Charles, MO	2.0	2.0	1092	$1,612	$1.48	2d	3	1.39mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $149,500 Active
3. 1996-05-01
   soldstatus $50,000

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,191 · $183/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 · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,773
• − Mortgage interest: −$8,374
• − Property taxes: −$2,191
• − Insurance: −$748
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$4,349
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,812/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: St. Charles R-VI
• NCES district ID: 2928920
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $52,897
• Composite: 41.38/100
• National rank: #3486
• State rank: #51 of 324 in MO

Livability — St. Charles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Charles, MO
• County: Saint Charles County · 399,703 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 52,667
• Household income: $85,308
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1118.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 437,857 people
• By 2030: 461,707 · +5.4%
• By 2040: 503,222 · +14.9%
• By 2050: 534,684 · +22.1%
• By 2075: 597,047 · +36.4%
• By 2100: 609,682 · +39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4%

Political lean MEDSL · St. Charles

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.4%
• 2008→2024 swing: -7.2pp toward R · 2008: -9.7pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+17.5 2016: R+26.4 2012: R+21.0 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -289.53%
• Current HPI: 221.0637
• Rent YoY: ▲ 3.20%
• 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

+199.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $149,500 MARIS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,191 · +1.7% YoY. Source: county tax records.