74 Sugar Glen Ct · St. Peters, MO 63376

$169,900

2 bd · 2.0 ba · 1,044 sqft · Condo · 78 Days on market

Built 1985 Good condition $163/sqft · at area comps Est $171k · at est. $360/mo HOA · 20% 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 +10.5/30.0
• ARV discount +7.9/15.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 74 Sugar Glen Ct, Saint Peters, MO. A Stylish and Move-In ready 2 Bed, 2 Bath upper-level condo offering comfort, convenience, and an optional fully furnished opportunity. Highlights Include a Spacious Living Room area with Engineered Wood Flooring, Brand-New expanded deck with sliding glass door access. Open-concept Kitchen with Ceramic Tile Flooring, Granite Counter Tops, Stainless Steel Appliances, including Refrigerator, Dishwasher, and Stove/Oven combo. The Window over the Sink allows Natural Light to enter the room. Updated Light Fixtures throughout the Condo. Primary Bedroom has a Walk in Closet plus double closet along one wall, a Ceiling Fan with Light and a Window allowing Natural Light to enter the room. Attached Full Bathroom with Blue Tooth Speaker, Tub/Shower Combo, large vanity area with lots of counter space and light to enhance your everyday experience. Second Bedroom has a Ceiling Fan with light and carpeted floor. Hall Bathroom features tile flooring, large mirror and lots of light with Tub/Shower Combo. In-Unit Laundry (Washer and Dryer included). Fully Furnished Option Available. Additional features: Two assigned parking spaces (#74) directly in front. Guest parking nearby. Fenced, Gated Community Pool. HOA includes water, sewer, trash, snow removal, lawn and landscape maintenance and pool access. The many road ways and common area allow for walking pets, exercise, and entertaining. Quick access to HWY 364, HWY 94, Harvester Road, McClay Road and Beyond. Close to shopping, dining, parks, entertainment and so much more. You are close to many new and exciting adventures. Schedule your showing today.

Key facts

• $360 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $157k (7.5% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.2% in St. Peters — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Francis Howell R-III (suburban): math 53% / reading 63% proficiency, ranked #11 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 290 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $157,179 (7.5% 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 78 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 7.7

CMA / ARV

• ARV (median comp): $171,271
• List price: $169,900
• Delta: -0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-33,451
• Equity at exit: $25,333

10-year hold

• IRR: -13.8%
• Equity multiple: 0.21×
• Total profit: $-37,648
• Equity at exit: $14,690

Cash invested: $47,572 (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 63376

• Rents YoY: 2.7%
• Active inventory: 290
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$360
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-88

Break-even live

Break-even rent $1,942

Max offer price $157,179

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	43d	1	0.33mi
206 Waterside Crossing Ct Saint Peters, MO	2.0	2.0	1256	$2,100	$1.67	10d	1	0.63mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,648	$1.95	1d	10	0.73mi
1321 Forest Creek Dr St Peters, MO	2.0	1.0	1359	$2,000	$1.47	43d	1	0.79mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$2,000	$1.91	1d	12	0.86mi
11 Rose Dr St Charles, MO	2.0	1.5	860	$1,850	$2.15	7d	1	0.94mi
3039 Plum Creek Dr Saint Peters, MO	3.0	2.0	1300	$2,180	$1.68	21d	1	1.18mi
4153 McClay Rd Saint Charles, MO	3.0	2.0	1096	$2,100	$1.92	43d	1	1.47mi
2970 Aintree Dr Saint Charles, MO	3.0	2.0	1318	$2,380	$1.81	43d	1	1.47mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: watersewertrashsnow removalpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 78 DOM
2. 2026-06-17
   days on market $169,900 Active 77 DOM
3. 2026-06-16
   days on market $169,900 Active 76 DOM
4. 2026-06-15
   days on market $169,900 Active 75 DOM
5. 2026-06-13
   days on market $169,900 Active 73 DOM
6. 2026-06-13
   days on market $169,900 Active 72 DOM
7. 2026-06-09
   days on market $169,900 Active 69 DOM
8. 2026-06-08
   days on market $169,900 Active 68 DOM
9. 2026-06-07
   days on market $169,900 Active 67 DOM
10. 2026-06-05
    days on market $169,900 Active 64 DOM
11. 2026-06-03
    days on market $169,900 Active 63 DOM
12. 2026-06-02
    days on market $169,900 Active 62 DOM
13. 2026-06-02
    price $169,900 Active 61 DOM
14. 2026-06-01
    days on market $174,900 Active 61 DOM
15. 2026-05-31
    days on market $174,900 Active 60 DOM
16. 2026-04-23
    price $174,900 1656-char remark

    Show marketing remark (1656 chars)

    Welcome to 74 Sugar Glen Ct, Saint Peters, MO. A Stylish and Move-In ready 2 Bed, 2 Bath upper-level condo offering comfort, convenience, and an optional fully furnished opportunity. Highlights Include a Spacious Living Room area with Engineered Wood Flooring, Brand-New expanded deck with sliding glass door access. Open-concept Kitchen with Ceramic Tile Flooring, Granite Counter Tops, Stainless Steel Appliances, including Refrigerator, Dishwasher, and Stove/Oven combo. The Window over the Sink allows Natural Light to enter the room. Updated Light Fixtures throughout the Condo. Primary Bedroom has a Walk in Closet plus double closet along one wall, a Ceiling Fan with Light and a Window allowing Natural Light to enter the room. Attached Full Bathroom with Blue Tooth Speaker, Tub/Shower Combo, large vanity area with lots of counter space and light to enhance your everyday experience. Second Bedroom has a Ceiling Fan with light and carpeted floor. Hall Bathroom features tile flooring, large mirror and lots of light with Tub/Shower Combo. In-Unit Laundry (Washer and Dryer included). Fully Furnished Option Available. Additional features: Two assigned parking spaces (#74) directly in front. Guest parking nearby. Fenced, Gated Community Pool. HOA includes water, sewer, trash, snow removal, lawn and landscape maintenance and pool access. The many road ways and common area allow for walking pets, exercise, and entertaining. Quick access to HWY 364, HWY 94, Harvester Road, McClay Road and Beyond. Close to shopping, dining, parks, entertainment and so much more. You are close to many new and exciting adventures. Schedule your showing today.

17. 2026-04-02
    listed $179,900 Active 1656-char remark

    Show marketing remark (1656 chars)

    Welcome to 74 Sugar Glen Ct, Saint Peters, MO. A Stylish and Move-In ready 2 Bed, 2 Bath upper-level condo offering comfort, convenience, and an optional fully furnished opportunity. Highlights Include a Spacious Living Room area with Engineered Wood Flooring, Brand-New expanded deck with sliding glass door access. Open-concept Kitchen with Ceramic Tile Flooring, Granite Counter Tops, Stainless Steel Appliances, including Refrigerator, Dishwasher, and Stove/Oven combo. The Window over the Sink allows Natural Light to enter the room. Updated Light Fixtures throughout the Condo. Primary Bedroom has a Walk in Closet plus double closet along one wall, a Ceiling Fan with Light and a Window allowing Natural Light to enter the room. Attached Full Bathroom with Blue Tooth Speaker, Tub/Shower Combo, large vanity area with lots of counter space and light to enhance your everyday experience. Second Bedroom has a Ceiling Fan with light and carpeted floor. Hall Bathroom features tile flooring, large mirror and lots of light with Tub/Shower Combo. In-Unit Laundry (Washer and Dryer included). Fully Furnished Option Available. Additional features: Two assigned parking spaces (#74) directly in front. Guest parking nearby. Fenced, Gated Community Pool. HOA includes water, sewer, trash, snow removal, lawn and landscape maintenance and pool access. The many road ways and common area allow for walking pets, exercise, and entertaining. Quick access to HWY 364, HWY 94, Harvester Road, McClay Road and Beyond. Close to shopping, dining, parks, entertainment and so much more. You are close to many new and exciting adventures. Schedule your showing today.

18. 2026-03-27
    historical $179,900 1656-char remark

    Show marketing remark (1656 chars)

    Welcome to 74 Sugar Glen Ct, Saint Peters, MO. A Stylish and Move-In ready 2 Bed, 2 Bath upper-level condo offering comfort, convenience, and an optional fully furnished opportunity. Highlights Include a Spacious Living Room area with Engineered Wood Flooring, Brand-New expanded deck with sliding glass door access. Open-concept Kitchen with Ceramic Tile Flooring, Granite Counter Tops, Stainless Steel Appliances, including Refrigerator, Dishwasher, and Stove/Oven combo. The Window over the Sink allows Natural Light to enter the room. Updated Light Fixtures throughout the Condo. Primary Bedroom has a Walk in Closet plus double closet along one wall, a Ceiling Fan with Light and a Window allowing Natural Light to enter the room. Attached Full Bathroom with Blue Tooth Speaker, Tub/Shower Combo, large vanity area with lots of counter space and light to enhance your everyday experience. Second Bedroom has a Ceiling Fan with light and carpeted floor. Hall Bathroom features tile flooring, large mirror and lots of light with Tub/Shower Combo. In-Unit Laundry (Washer and Dryer included). Fully Furnished Option Available. Additional features: Two assigned parking spaces (#74) directly in front. Guest parking nearby. Fenced, Gated Community Pool. HOA includes water, sewer, trash, snow removal, lawn and landscape maintenance and pool access. The many road ways and common area allow for walking pets, exercise, and entertaining. Quick access to HWY 364, HWY 94, Harvester Road, McClay Road and Beyond. Close to shopping, dining, parks, entertainment and so much more. You are close to many new and exciting adventures. Schedule your showing today.

19. 2013-10-29
    soldstatus 441-char remark

    Show marketing remark (441 chars)

    Light and Bright Open Floor Plan move in condition. Large living room with patio door to deck, eat in kitchen with pantry, oak cabinetry, dishwasher, electric range, cut out open to living room. Ceramic flooring in both baths, Main floor laundry. Large master bedroom with walk in closet and dual closets. Master bath with ceramic flooring. Walk to pool and tennis courts. Close to highways and shopping and restaurants. Location: End Unit

20. 2013-07-15
    listed $86,500 441-char remark

    Show marketing remark (441 chars)

    Light and Bright Open Floor Plan move in condition. Large living room with patio door to deck, eat in kitchen with pantry, oak cabinetry, dishwasher, electric range, cut out open to living room. Ceramic flooring in both baths, Main floor laundry. Large master bedroom with walk in closet and dual closets. Master bath with ceramic flooring. Walk to pool and tennis courts. Close to highways and shopping and restaurants. Location: End Unit

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,968
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$4,320
• − Depreciation: −$4,943
• Taxable loss: −$3,724
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $-161/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo is in good condition with updated appliances and flooring. It has a good curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and property value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and property value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Francis Howell R-III
• NCES district ID: 2928950
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $79,768
• Composite: 52.23/100
• National rank: #1602
• State rank: #11 of 324 in MO

Livability — St. Peters

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

Census & demographics

• Census place: St. Peters, MO
• County: Saint Charles County · 399,703 people
• City population: 74,876
• Metro: St. Louis, MO-IL
• Population (ZIP): 74,962
• Household income: $96,393
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 964.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 1%

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: ▼ -315.50%
• Current HPI: 230.3362
• Rent YoY: ▲ 2.69%
• 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

+102.2% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2026-04-02 Listed $179,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 2013-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-07-15 Listed $86,500 MARIS as Distributed by MLS Grid