22 Heather Dr · St. Peters, MO 63376

$259,900

3 bd · 2.0 ba · 2,155 sqft · SingleFamily public records · 9 Days on market

Built 1977 9,374 sqft lot Est $364k · 29% under

---

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 +12.8/30.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• 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

"Sellers are offering up to a $4,000 credit for the Buyer's Eligible Closing Cost expenses AND will consider paying $5,000 to replace the roof accompanied by a Qualified Buyer's Offer (pre-approval letter to accompany offer.)" Love the smart floor plan of this 4BR, 2.5 BA home just minutes from Spencer Branch Library & St. Peters Rec Plex. Over-sized aggregate driveway, 2-car garage fits ½ ton truck & car, plus refrigerator, work-bench, & extra storage closet; 12 ft. entry foyer w/coved ceilings, large coat closet, spacious FR & kitchen, huge walk-out deck; fenced level backyard, privacy tree line & garden; walk-in greenhouse; Great Western 10X12X10ft & Rubbermaid 84X85X95" sheds; gorgeous brick WB FPLC; Recreation area w/2nd family room & 1/2BA in LL; over-sized laundry & utility area w/built-in storage shelves ceiling to floor; Master has full bath & large walk-in closet. Beautiful drive to & from home complements surroundings in desirable neighborhood. Home Warranty included.

Key facts

• 9,374 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity (single phase); Natural gas connected
• Home design: Single-family residence; Multi/split levels
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Front and back yard; Some trees; Back-yard fencing

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning (electric)
• Interior features: Finished daylight/lookout basement; Storage room; Recreation room; Family room; Fireplace (wood-burning)
• Laundry & utility: Main-level laundry; Utility connections: electricity and natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (14.9% below list).
• Recommended offer: $221k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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: Hawthorn Elem. (math 44% / reading 50%, grade D-, #347 of 1,115 statewide, top 35%, 463 students, 22% FRL); Ft. Zumwalt East High (math 50% / reading 64%, grade C, #51 of 521 statewide, top 11%, 1,226 students, 25% FRL).
• Market conditions: Rents rising (+2.7%/yr); 290 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask is 11714% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $146k; list at $260k implies a 77% gain — meaningful room to come down on a strong offer.

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 $221,167 (14.9% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $364,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Kaliedoscope Ln	0.23mi	3/2.5	2,162 (+0%)	3mo	$355,000	$164	84
6 Shadow Creek Dr	0.29mi	3/2.0	2,170 (+1%)	3mo	$235,000	$108	82
145 Universal Dr	0.31mi	3/2.5	2,140 (-1%)	1mo	$319,900	$149	82
57 Lost Dutchman Dr	0.43mi	4/2.5 (+1)	2,112 (-2%)	0mo	$380,000	$180	70
26 Vanguard Dr	0.43mi	4/2.0 (+1)	2,048 (-5%)	2mo	$339,900	$166	64
1135 Carrington Dr	0.53mi	4/2.5 (+1)	2,128 (-1%)	2mo	$359,000	$169	64
59 Dogwood Ln	0.43mi	4/3.0 (+1)	2,264 (+5%)	1mo	$385,000	$170	62
1607 Enwood Dr	0.34mi	4/2.0 (+1)	1,896 (-12%)	2mo	$329,900	$174	58
1106 Holly Springs Trl	0.63mi	3/3.0	2,254 (+5%)	3mo	$365,000	$162	56
47 Julie Ln	0.74mi	4/3.0 (+1)	2,268 (+5%)	0mo	$329,900	$145	47
501 Summerwood Ct	0.71mi	4/3.0 (+1)	2,014 (-6%)	2mo	$349,900	$174	46
1108 Mendoza Dr	0.70mi	3/2.5	1,847 (-14%)	3mo	$319,000	$173	39

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-44,249
• Equity at exit: $38,752

10-year hold

• IRR: -9.8%
• Equity multiple: 0.41×
• Total profit: $-43,149
• Equity at exit: $22,471

Cash invested: $72,772 (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 63376

• Rents YoY: 2.7%
• Active inventory: 290
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$299 /mo · $3,588/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-23

Break-even live

Break-even rent $2,241

Max offer price $255,841

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $51	+0% $-23	+5% $-97	+10% $-170
Rent	-10% $-198	-5% $-110	+0% $-23	+5% $64	+10% $152
Rate	-1.0pp $108	-0.5pp $43	base $-23	+0.5pp $-90	+1.0pp $-159

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
895 Delray Dr St Peters, MO	3.0	2.5	1643	$1,750	$1.07	24d	1	0.69mi
18 Duffy Ct Saint Peters, MO	4.0	3.0	1546	$2,300	$1.49	5d	1	0.76mi
43 Plum Tree Dr Saint Peters, MO	3.0	2.0	1477	$2,530	$1.71	4d	1	0.97mi
341 Lemonwood Dr Saint Peters, MO	4.0	2.0	1694	$2,316	$1.37	8d	1	1.16mi
100 Viva Bene Cir St Peters, MO	1.0–2.0	1.5–2.5	1173	$3,306	$2.82	2d	23	1.16mi
4038 N Bridge Dr Saint Peters, MO	4.0	2.0	1864	$2,595	$1.39	12d	1	1.26mi
418 Willott Square Dr Saint Peters, MO	2.0	3.0	1588	$2,100	$1.32	2d	1	1.26mi
4 Oak Park Dr Saint Peters, MO	4.0	2.5	2899	$2,400	$0.83	44d	1	1.31mi

Listing history 16 events

1. 2026-06-07
   pricestatusdays on market $259,900 Pending 9 DOM
2. 2026-06-03
   days on market $289,900 Active 7 DOM
3. 2026-06-02
   days on market $289,900 Active 6 DOM
4. 2026-06-01
   days on market $289,900 Active 5 DOM
5. 2026-05-31
   days on market $289,900 Active 4 DOM
6. 2026-05-27
   historical $289,900
7. 2025-05-03
   historical $2,200
8. 2025-05-01
   listed $2,200
9. 2014-06-30
   soldstatus $146,500
10. 2014-06-25
    soldstatus 1059-char remark

    Show marketing remark (1059 chars)

    "Sellers are offering up to a $4,000 credit for the Buyer's Eligible Closing Cost expenses AND will consider paying $5,000 to replace the roof accompanied by a Qualified Buyer's Offer (pre-approval letter to accompany offer.)" Love the smart floor plan of this 4BR, 2.5 BA home just minutes from Spencer Branch Library & St. Peters Rec Plex. Over-sized aggregate driveway, 2-car garage fits ½ ton truck & car, plus refrigerator, work-bench, & extra storage closet; 12 ft. entry foyer w/coved ceilings, large coat closet, spacious FR & kitchen, huge walk-out deck; fenced level backyard, privacy tree line & garden; walk-in greenhouse; Great Western 10X12X10ft & Rubbermaid 84X85X95" sheds; gorgeous brick WB FPLC; Recreation area w/2nd family room & 1/2BA in LL; over-sized laundry & utility area w/built-in storage shelves ceiling to floor; Master has full bath & large walk-in closet. Beautiful drive to & from home complements surroundings in desirable neighborhood. Home Warranty included.

11. 2014-04-06
    listed $146,519 1059-char remark

    Show marketing remark (1059 chars)

    "Sellers are offering up to a $4,000 credit for the Buyer's Eligible Closing Cost expenses AND will consider paying $5,000 to replace the roof accompanied by a Qualified Buyer's Offer (pre-approval letter to accompany offer.)" Love the smart floor plan of this 4BR, 2.5 BA home just minutes from Spencer Branch Library & St. Peters Rec Plex. Over-sized aggregate driveway, 2-car garage fits ½ ton truck & car, plus refrigerator, work-bench, & extra storage closet; 12 ft. entry foyer w/coved ceilings, large coat closet, spacious FR & kitchen, huge walk-out deck; fenced level backyard, privacy tree line & garden; walk-in greenhouse; Great Western 10X12X10ft & Rubbermaid 84X85X95" sheds; gorgeous brick WB FPLC; Recreation area w/2nd family room & 1/2BA in LL; over-sized laundry & utility area w/built-in storage shelves ceiling to floor; Master has full bath & large walk-in closet. Beautiful drive to & from home complements surroundings in desirable neighborhood. Home Warranty included.

12. 2001-03-09
    soldstatus $118,000
13. 1992-09-01
    soldstatus $77,071
14. 1991-12-01
    soldstatus
15. 1991-11-01
    soldstatus
16. 1990-03-01
    soldstatus

ⓘ 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: $3,588 · $299/mo
• Projected year-2 tax: $3,588 · $299/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 · 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: $26,540
• − Mortgage interest: −$14,558
• − Property taxes: −$3,588
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$7,561
• Taxable loss: −$4,713
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $855/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

+276.1% since first listed

11 events — show timeline

• 2026-05-27 Coming Soon $289,900 MARIS as Distributed by MLS Grid
• 2025-05-03 Rental Removed $2,200 TENANTTURNER2
• 2025-05-01 Listed for Rent $2,200 TENANTTURNER2
• 2014-06-30 Sold (Public Records) $146,500 Public Records
• 2014-06-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-04-06 Listed $146,519 MARIS as Distributed by MLS Grid
• 2001-03-09 Sold (Public Records) $118,000 Public Records
• 1992-09-01 Sold (Public Records) $77,071 Public Records
• 1991-12-01 Sold (Public Records) — Public Records
• 1991-11-01 Sold (Public Records) — Public Records
• 1990-03-01 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,588 · +3.5% YoY. Source: county tax records.