1318 Summergate Pkwy · St. Peters, MO 63303

$200,000

2 bd · 1.5 ba · 1,280 sqft · Townhouse public records · 18 Days on market

Built 1983 640 sqft lot Est $209k · at est. $300/mo HOA · 15% 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 +13.1/30.0
• ARV discount +9.4/15.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own in Summergate? This cute 2-story townhome offers the kind of space, function, and low-maintenance living that just makes sense. The main floor features a comfortable living room, a generously sized dining area, and an open connection to the kitchen that keeps everyday living feeling easy and practical. You’ll also love the added convenience of main-floor laundry, a powder room for guests, and a sliding door off the kitchen that leads to your private deck—perfect for morning coffee, grilling out, or winding down at the end of the day! Upstairs, you’ll find 2 spacious bedrooms, a full hall bath, and the primary bedroom has two closets. Need more roo

Key facts

• $300 HOA
• Built 1983
• Listed 18 days

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Part of the Summergate association; Monthly HOA fee (approximately $300); HOA covers grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, snow removal, and trash; Association management

Exterior

• Parking: Asphalt assigned parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential townhouse; Two levels; Above-grade finished area approximately 1,280 (per public records)
• Construction: Brick and vinyl siding exterior; Concrete perimeter foundation
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/dining room combo
• Laundry & utility: Main-level laundry; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-7 ($-90/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• 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.
• 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.
• Zoned schools: Becky-David Elem. (math 62% / reading 71%, grade B+, #57 of 1,115 statewide, top 5%, 849 students, 13% FRL); Hollenbeck Middle (math 56% / reading 55%, grade B-, #42 of 391 statewide, top 11%, 753 students, 26% FRL); Francis Howell North High (math 40% / reading 55%, grade D, #154 of 521 statewide, top 29%, 1,679 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 202 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $6k 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 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $200k implies a 67% 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 $197,000 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $208,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Summergate Pkwy	0.00mi	2/1.5	1,280 (0%)	1mo	$200,000	$156	99
1329 Summergate Pkwy	0.04mi	2/1.5	1,280 (0%)	9mo	$215,000	$168	91
1325 Summergate Pkwy	0.03mi	2/1.5	1,280 (0%)	13mo	$209,000	$163	88
1357 Summergate Parkway Pkwy	0.06mi	2/1.5	1,280 (0%)	15mo	$179,500	$140	85
1371 Summergate Pkwy	0.05mi	2/1.5	1,280 (0%)	17mo	$189,900	$148	83
1505 Summergate Pkwy	0.09mi	2/1.5	1,200 (-6%)	14mo	$195,000	$163	74
748 Sugar Glen Dr #2	0.74mi	2/2.0	1,316 (+3%)	8mo	$190,000	$144	52
32 Loris Ln	0.29mi	3/2.5 (+1)	1,456 (+14%)	10mo	$265,000	$182	46
104 Sugar Bend Ct #4	0.75mi	2/1.0	1,196 (-7%)	10mo	$172,500	$144	44
51 Meadow Run Ct #3	0.74mi	3/2.0 (+1)	1,176 (-8%)	5mo	$249,900	$213	41
63 Meadow Run Ct #1	0.72mi	3/2.0 (+1)	1,176 (-8%)	11mo	$255,000	$217	37
72 Sugar Glen Ct #1	0.69mi	2/2.0	1,460 (+14%)	12mo	$187,500	$128	32

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-32,168
• Equity at exit: $29,821

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-25,677
• Equity at exit: $17,292

Cash invested: $56,000 (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 63303

• Rents YoY: 3.3%
• Active inventory: 202
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$83
• HOA: −$300
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-7

Break-even live

Break-even rent $2,030

Max offer price $198,677

Occupancy floor 95%

Sensitivity live

Price	-10% $106	-5% $49	+0% $-7	+5% $-64	+10% $-121
Rent	-10% $-167	-5% $-87	+0% $-7	+5% $72	+10% $152
Rate	-1.0pp $93	-0.5pp $43	base $-7	+0.5pp $-59	+1.0pp $-112

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Sesame Loop Unit 1 St Charles, MO	3.0	2.5	1869	$2,450	$1.31	9d	1	0.32mi
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	45d	1	0.76mi
1321 Forest Creek Dr St Peters, MO	2.0	1.0	1359	$2,000	$1.47	45d	1	0.79mi
3515 Ridgewood Dr Saint Charles, MO	3.0	2.5	1677	$2,535	$1.51	6d	1	0.90mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$2,000	$1.91	3d	12	0.92mi
206 Waterside Crossing Ct Saint Peters, MO	2.0	2.0	1256	$2,100	$1.67	12d	1	0.93mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,648	$1.95	3d	10	0.97mi
3039 Plum Creek Dr Saint Peters, MO	3.0	2.0	1300	$2,180	$1.68	23d	1	0.98mi
2970 Aintree Dr Saint Charles, MO	3.0	2.0	1318	$2,380	$1.81	45d	1	1.15mi
3891 Cambridge Crossing Dr Saint Charles, MO	3.0	2.0	1509	$2,396	$1.59	5d	1	1.41mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-10
   listed $200,000 Active
3. 2026-04-09
   historical $200,000
4. 2025-10-20
   price $199,900
5. 2025-10-06
   price $204,900
6. 2025-09-26
   listed $209,900 Active
7. 2019-08-23
   soldstatus $120,000
8. 2006-08-16
   soldstatus $125,000
9. 2003-07-10
   soldstatus $96,000
10. 1999-04-07
    soldstatus $62,300
11. 1996-12-01
    soldstatus $51,000
12. 1984-11-01
    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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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: $24,251
• − Mortgage interest: −$11,203
• − Property taxes: −$2,062
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$3,600
• − Depreciation: −$5,818
• Taxable loss: −$3,313
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $705/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: 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

• County: Saint Charles County · 399,703 people
• City population: 74,876
• Metro: St. Louis, MO-IL
• Population (ZIP): 46,089
• Household income: $99,138
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1026.0

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 (79%)
• Race & ethnicity: White 79% Black 6% Asian 6% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 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: ▼ -260.84%
• Current HPI: 224.7406
• Rent YoY: ▲ 3.27%
• 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

+292.2% since first listed

12 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $200,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2025-10-06 Price Changed $204,900 MARIS as Distributed by MLS Grid
• 2025-09-26 Listed $209,900 MARIS as Distributed by MLS Grid
• 2019-08-23 Sold (Public Records) $120,000 Public Records
• 2006-08-16 Sold (Public Records) $125,000 Public Records
• 2003-07-10 Sold (Public Records) $96,000 Public Records
• 1999-04-07 Sold (Public Records) $62,300 Public Records
• 1996-12-01 Sold (Public Records) $51,000 Public Records
• 1984-11-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,062 · +3.0% YoY. Source: county tax records.