1035 Providence Pointe Dr · Wentzville, MO 63385

$215,000

2 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 28 Days on market

Built 2001 6,969 sqft lot $148/sqft · 26% below area Est $290k · 26% under $13/mo HOA · 1% of rent ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FANTASTIC PRICE REDUCTION! CONVENIENT LOCATION! Drywall along back wall in basement has been removed so buyers can see the foundation wall. GREAT OPPORTUNITY FOR INVESTORS! Vaulted Great Rm/Breakfast & kitchen areas provide open airy feel! Real HARDWOOD FLOORING in Great Rm & Breakfast room areas. Plenty of cabinetry w/ Lazy Susan & pantry! White appliance package to include gas stove, DW & built-in microwave. Primary bedroom features full private bath w/ tub/shower combo. 2nd main level bedroom + full 2nd bath complete main level of home. Lower level finish needs work - see seller's disclosure - but does offer extra living area with family room, office and full 3rd

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Living area reported as 1,448 total (948 above grade, 500 below grade) per public records; Basement: full, partially finished
• HOA & community: City and Village association; Annual association fee of $150 (no association amenities listed; fee includes none)

Exterior

• Parking: Attached garage (2 spaces); Total 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Underground utilities; Other electric service type
• Home design: Single-family residence; One level (with lower level / basement); Private ownership
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Private yard; Back yard fencing; Adjoins wooded area; Some trees; Panel doors

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Pantry
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms (2 on main level, 1 in lower level / basement)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: High ceilings; Open floor plan; Pantry; Vaulted ceilings; Great room; Breakfast room; Family room; Office
• Laundry & utility: Sump pump (basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.1% below list).
• Recommended offer: $178k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Wentzville — 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 81/100 on livability (#14 in MO, #1,402 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Wentzville R-IV (suburban): math 44% / reading 52% proficiency, ranked #32 of 324 in MO (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Duello Elem. (math 43% / reading 55%, grade D, #331 of 1,115 statewide, top 30%, 644 students, 3% FRL); Timberland High (math 36% / reading 63%, grade D, #124 of 521 statewide, top 28%, 1,676 students, 13% FRL).
• Market conditions: Rents rising (+4.0%/yr); 695 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,235 (17.1% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 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: 0.83% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (median comp): $290,299
• List price: $215,000
• Delta: -25.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Wildflower Ridge Ct	0.55mi	3/2.0 (+1)	1,302 (-10%)	13mo	$290,000	$223	42
37 Skipping Rock Ct	0.59mi	3/2.0 (+1)	1,571 (+8%)	22mo	$314,900	$200	35

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-35,229
• Equity at exit: $32,057

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-26,145
• Equity at exit: $18,589

Cash invested: $60,200 (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 63385

• Home prices YoY: -31.2%
• Rents YoY: 4.0%
• Active inventory: 695
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$90
• HOA: −$13
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-33

Break-even live

Break-even rent $1,825

Max offer price $209,100

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 Goss Ct Wentzville, MO	3.0	2.0	1388	$2,150	$1.55	23d	1	1.24mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 9 events

1. 2026-06-07
   statusdays on market $215,000 Pending 28 DOM
2. 2026-06-05
   days on market $215,000 Active 27 DOM
3. 2026-06-03
   days on market $215,000 Active 26 DOM
4. 2026-06-02
   days on market $215,000 Active 25 DOM
5. 2026-06-01
   days on market $215,000 Active 24 DOM
6. 2026-05-31
   remarks 683-char remark
7. 2026-05-31
   days on market $215,000 Active 23 DOM
8. 2026-05-08
   listed $249,900 Active 908-char remark
9. 2026-05-01
   historical $249,900 908-char remark

ⓘ 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: $2,537 · $211/mo
• Projected year-2 tax: $2,537 · $211/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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,388
• − Mortgage interest: −$12,043
• − Property taxes: −$2,537
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$156
• − Depreciation: −$6,255
• Taxable loss: −$4,099
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $583/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: Wentzville R-IV
• NCES district ID: 2931650
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,961
• Composite: 43.49/100
• National rank: #2994
• State rank: #32 of 324 in MO

Livability — Wentzville

• Score: 81/100
• State rank: #14
• US rank: #1402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Charles County · 399,703 people
• City population: 51,330
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,330
• Household income: $112,199
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 662.0

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% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 216.4917
• Rent YoY: ▲ 3.96%
• 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

-14.0% since first listed

4 events — show timeline

• 2026-06-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-20 Price Changed $215,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $249,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $249,900 MARIS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,537 · +1.5% YoY. Source: county tax records.