3132 Roger Williams Dr · Bridgeton, MO 63044

$79,500

1 bd · 1.0 ba · 522 sqft · Condo public records · 13 Days on market

Built 1965 $184/mo HOA · 18% 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 +23.5/30.0
• 1% rule +8.2/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ senior community. AS-IS, Cash only offers. For rehab enthusiasts who aren't afraid of extensive renovation. Full gut job not for the faint of heart. Home is gutted down to the frame in living area. Room for growth in price! Seller prefers quick close and any inspections desired to be done before offer is submitted. Thank you for your interest!

Key facts

• $184 HOA
• Parking
• Built 1965

Property features AI

Finance

• Other: No pool; Seller may consider concessions
• HOA & community: HOA managed by AMC Management LLC; Monthly association fee; Association amenities: common ground, parking, picnic area; HOA fee covers insurance, grounds maintenance, common area maintenance, sewer, snow removal, and trash; Senior community

Exterior

• Parking: Carport (1 space); Covered parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Cable available; Water available
• Home design: Residential condominium; One story; Facing direction not specified; Above-grade finished area reported from public records
• Construction: Brick construction
• Exterior features: Patio; Back yard; Cul-de-sac lot; Landscaped; Level; Many trees; Pond on lot; Private lot; Some trees; Private road frontage

Interior

• Kitchen: Electric cooktop; Microwave; Oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate counters; Private entrance; Updated/remodeled condition; Accessible entrance

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 8.5% vs local median 5.3% in Bridgeton — 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 56/100 on livability (#691 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pattonville R-III (suburban): math 32% / reading 46% proficiency, ranked #147 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridgeway Elem. (math 27% / reading 35%, grade F, #805 of 1,115 statewide, top 72%, 456 students, 42% FRL); Pattonville Sr. High (math 33% / reading 64%, grade D, #147 of 521 statewide, top 29%, 1,893 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,357
• Equity at exit: $11,854

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $9,611
• Equity at exit: $6,874

Cash invested: $22,260 (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 63044

• Active inventory: 30
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$33
• HOA: −$184
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $148

Break-even live

Break-even rent $863

Max offer price $79,500

Occupancy floor 81%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11120 Graben Dr St Ann, MO	1.0–2.0	1.0–1.5	850	$1,050	$1.24	1d	14	0.76mi

HOA detail condo

• Monthly dues: $184 · $2,208/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $79,500 Coming Soon 13 DOM
2. 2026-06-17
   days on market $79,500 Coming Soon 12 DOM
3. 2026-06-16
   days on market $79,500 Coming Soon 11 DOM
4. 2026-06-15
   days on market $79,500 Coming Soon 10 DOM
5. 2026-06-13
   days on market $79,500 Coming Soon 8 DOM
6. 2026-06-13
   days on market $79,500 Coming Soon 7 DOM
7. 2026-06-09
   days on market $79,500 Coming Soon 4 DOM
8. 2026-06-08
   days on market $79,500 Coming Soon 3 DOM
9. 2026-06-07
   remarks 683-char remark
10. 2026-06-07
    listed $79,500 Coming Soon 2 DOM

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$202/yr (+$17/mo · 35.5%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$4,453
• − Property taxes: −$569
• − Insurance: −$398
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − HOA: −$2,208
• − Depreciation: −$2,313
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,622/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: Pattonville R-III
• NCES district ID: 2923700
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $50,786
• Composite: 33.69/100
• National rank: #5383
• State rank: #147 of 324 in MO

Livability — Bridgeton

• Score: 56/100
• State rank: #691
• US rank: #22610

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, MO
• City population: 10,510
• Population (ZIP): 10,510

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 11% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 4% Lithuanian 3% Slovak 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -254.60%
• Current HPI: 207.5311
• Rent YoY: —
• Metro: —
• 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

+99.2% since first listed

6 events — show timeline

• 2026-06-05 Coming Soon $79,500 MARIS as Distributed by MLS Grid
• 2025-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-21 Pending — MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-11-03 Listed $39,900 MARIS as Distributed by MLS Grid
• 1995-06-14 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2022): $569 · +1.3% YoY. Source: county tax records.