515 Starwood Dr #3 · St. Peters, MO 63376

$135,000

2 bd · 1.0 ba · 862 sqft · Condo public records · 87 Days on market

Built 1987 $289/mo HOA · 16% of rent

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Why this score? — see what drove the C 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 +20.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2bed/1ba condo with tons of natural light! You'll love the open floor plan with vaulted ceilings and a skylight. The kitchen has lots of cabinet space and a new dishwasher. Durable laminate flooring is in the family room & kitchen. Outside is a spacious deck perfect for entertaining. There's plenty of storage throughout the home, including an attic. The home has washer/dryer hookups and the refrigerator stays! Neighborhood amenities include a pool and clubhouse. Great location in the heart of St. Peters with easy access to Hwy 70 and 370. Don't miss out on this one!

Key facts

• $289 HOA
• Community pool
• Built 1987

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Association managed by AMC Management, LLC; Monthly association fee of $289; HOA covers common area maintenance, pool, sewer, snow removal, trash and water; Outside management

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Residential condominium; One level
• Construction: Brick veneer and vinyl siding; Built with standard foundation
• Exterior features: Deck; Sliding doors; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Range hood; Gas range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/dining room combo; Open floorplan; Storage; Vaulted ceilings; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Ft. Zumwalt R-II (suburban): math 54% / reading 60% proficiency, ranked #14 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lewis Clark Elem. (math 39% / reading 49%, grade F, #469 of 1,115 statewide, top 42%, 437 students, 34% FRL); Ft. Zumwalt North High (math 49% / reading 58%, grade C-, #83 of 521 statewide, top 16%, 1,497 students, 18% FRL).
• Market conditions: Rents rising (+2.7%/yr); 297 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $933 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,033
• Equity at exit: $20,129

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,377
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63376

• Rents YoY: 2.7%
• Active inventory: 297
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$56
• HOA: −$289
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $176

Break-even live

Break-even rent $1,529

Max offer price $135,000

Occupancy floor 85%

Sensitivity live

Price	-10% $252	-5% $214	+0% $176	+5% $138	+10% $99
Rent	-10% $37	-5% $107	+0% $176	+5% $245	+10% $314
Rate	-1.0pp $244	-0.5pp $210	base $176	+0.5pp $141	+1.0pp $105

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Steeplechase Dr Saint Peters, MO	3.0	1.0	1073	$1,776	$1.66	14d	1	0.24mi
28 Jamestown Dr Saint Peters, MO	3.0	1.0	1073	$1,825	$1.70	6d	1	0.27mi
2000 Enson LN St Peters, MO	1.0–2.0	1.0–2.0	930	$1,815	$1.95	0d	19	0.41mi
100 Ridgegate Ln Saint Peters, MO	1.0–2.0	1.0–2.0	847	$1,695	$2.00	0d	9	0.67mi

HOA detail condo

• Monthly dues: $289 · $3,468/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $135,000 Active 87 DOM
2. 2026-06-18
   days on market $135,000 Active 84 DOM
3. 2026-06-17
   days on market $135,000 Active 83 DOM
4. 2026-06-16
   days on market $135,000 Active 82 DOM
5. 2026-06-15
   days on market $135,000 Active 81 DOM
6. 2026-06-13
   days on market $135,000 Active 79 DOM
7. 2026-06-09
   days on market $135,000 Active 75 DOM
8. 2026-06-08
   days on market $135,000 Active 74 DOM
9. 2026-06-07
   days on market $135,000 Active 73 DOM
10. 2026-06-03
    days on market $135,000 Active 69 DOM
11. 2026-06-02
    days on market $135,000 Active 68 DOM
12. 2026-06-01
    days on market $135,000 Active 67 DOM
13. 2026-05-31
    days on market $135,000 Active 66 DOM
14. 2026-05-15
    price $140,000
15. 2026-03-27
    listed $145,000 Active
16. 2026-03-24
    historical $145,000
17. 2020-09-04
    soldstatus $100,000
18. 2020-08-31
    soldstatus Closed 585-char remark

    Show marketing remark (585 chars)

    Adorable 2bed/1ba condo with tons of natural light! You'll love the open floor plan with vaulted ceilings and a skylight. The kitchen has lots of cabinet space and a new dishwasher. Durable laminate flooring is in the family room & kitchen. Outside is a spacious deck perfect for entertaining. There's plenty of storage throughout the home, including an attic. The home has washer/dryer hookups and the refrigerator stays! Neighborhood amenities include a pool and clubhouse. Great location in the heart of St. Peters with easy access to Hwy 70 and 370. Don't miss out on this one!

19. 2020-07-19
    status Pending 585-char remark

    Show marketing remark (585 chars)

    Adorable 2bed/1ba condo with tons of natural light! You'll love the open floor plan with vaulted ceilings and a skylight. The kitchen has lots of cabinet space and a new dishwasher. Durable laminate flooring is in the family room & kitchen. Outside is a spacious deck perfect for entertaining. There's plenty of storage throughout the home, including an attic. The home has washer/dryer hookups and the refrigerator stays! Neighborhood amenities include a pool and clubhouse. Great location in the heart of St. Peters with easy access to Hwy 70 and 370. Don't miss out on this one!

20. 2020-07-18
    listed $95,000 Active 585-char remark

    Show marketing remark (585 chars)

    Adorable 2bed/1ba condo with tons of natural light! You'll love the open floor plan with vaulted ceilings and a skylight. The kitchen has lots of cabinet space and a new dishwasher. Durable laminate flooring is in the family room & kitchen. Outside is a spacious deck perfect for entertaining. There's plenty of storage throughout the home, including an attic. The home has washer/dryer hookups and the refrigerator stays! Neighborhood amenities include a pool and clubhouse. Great location in the heart of St. Peters with easy access to Hwy 70 and 370. Don't miss out on this one!

21. 2015-07-23
    soldstatus $57,300
22. 2015-04-16
    price $64,900
23. 2015-03-05
    price $67,900
24. 2006-08-02
    soldstatus $93,000
25. 1988-10-01
    soldstatus $40,000

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $1,861 · $155/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 ≥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: $21,023
• − Mortgage interest: −$7,562
• − Property taxes: −$1,861
• − Insurance: −$675
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$3,468
• − Depreciation: −$3,927
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,069/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: Ft. Zumwalt R-II
• NCES district ID: 2908370
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $75,817
• Composite: 51.04/100
• National rank: #1772
• State rank: #14 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

+250.0% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 2020-09-04 Sold (Public Records) $100,000 Public Records
• 2020-08-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-19 Pending — MARIS as Distributed by MLS Grid
• 2020-07-18 Listed $95,000 MARIS as Distributed by MLS Grid
• 2015-07-23 Sold (Public Records) $57,300 Public Records
• 2015-04-16 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2015-03-05 Price Changed $67,900 MARIS as Distributed by MLS Grid
• 2006-08-02 Sold (Public Records) $93,000 Public Records
• 1988-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,861 · +10.8% YoY. Source: county tax records.