502 S Linn Ave · Wentzville, MO 63385

$395,000

3 bd · 2.0 ba · 2,036 sqft · MultiFamily public records · 12 Days on market

Built 1900 7,919 sqft lot

---

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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Wentzville Schools! Resting upon a large level corner lot, this spacious duplex offers 2 apartment style 2-bedroom units along with a large utility shed & 2-car side-entry detached garage. Both units have interior front entrances & separate rear egress. Tenants will enjoy a large living room, eat-in kitchen & 2 nice-sized bedrooms. The main floor unit has 2 walk-outs to the long glass-enclosed back porch. Set an Appointment to view this one Today!

Key facts

• Historic downtown
• Updated finishes
• Large yard

Tags

• HISTORIC DOWNTOWN
• HIGH PERFORMING DUPLEX
• UPDATED FINISHES
• NEW ROOF
• FRESH EXTERIOR PAINT
• LARGE YARD

Property features AI

Finance

• Financial info: Residential income property with 2 total units

Exterior

• Parking: Detached garage (1 garage space)
• Utilities: Public water; No additional utilities listed
• Home design: Duplex / Multi-family residential income property; 2–4 unit property type
• Construction: Frame construction
• Exterior features: Frame construction; No notable exterior amenities listed

Interior

• Kitchen: Dishwasher; Built-in electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Zoned cooling
• Interior features: Dishwasher; Disposal; Microwave; Built-in electric range; Refrigerator
• Laundry & utility: Stacked washer/dryer; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive. Per door: $51/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (18.8% below list).
• Recommended offer: $321k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Heritage Primary (491 students, 28% FRL); Wentzville Middle (math 40% / reading 42%, grade F, #172 of 391 statewide, top 46%, 794 students, 19% FRL); Emil E. Holt Sr. High (math 48% / reading 58%, grade C-, #88 of 521 statewide, top 17%, 1,273 students, 12% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 700 active listings in the ZIP; 2 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).
• This rent runs 34% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 9y ago 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,900 (18.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-54,533
• Equity at exit: $58,896

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-26,593
• Equity at exit: $34,152

Cash invested: $110,600 (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: 700
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $3,209 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $102

Break-even live

Break-even rent $3,080

Max offer price $395,000

Occupancy floor 92%

Sensitivity live

Price	-10% $325	-5% $214	+0% $102	+5% $-10	+10% $-122
Rent	-10% $-152	-5% $-25	+0% $102	+5% $228	+10% $355
Rate	-1.0pp $301	-0.5pp $202	base $102	+0.5pp $-1	+1.0pp $-105

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,208
Total (2 units)			$3,209

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Peruque Estates Ln Wentzville, MO	4.0	2.5	1852	$2,200	$1.19	45d	1	0.73mi
209 Pecan Bluffs Dr Wentzville, MO	3.0	2.5	1728	$2,295	$1.33	45d	1	0.79mi

Listing history 9 events

1. 2026-06-21
   days on market $395,000 Active 12 DOM
2. 2026-06-18
   days on market $395,000 Active 9 DOM
3. 2026-06-17
   days on market $395,000 Active 8 DOM
4. 2026-06-16
   days on market $395,000 Active 7 DOM
5. 2026-06-15
   days on market $395,000 Active 6 DOM
6. 2026-06-13
   days on market $395,000 Active 4 DOM
7. 2026-06-13
   days on market $395,000 Active 3 DOM
8. 2026-06-10
   remarks 671-char remark
9. 2026-06-10
   listed $395,000 Active 1 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: $2,369 · $197/mo
• Projected year-2 tax: $3,832 · $319/mo
• Expected delta: +$1,463/yr (+$122/mo · 61.8%)

ⓘ 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: $38,508
• − Mortgage interest: −$22,126
• − Property taxes: −$2,369
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,081
• − Management: −$3,081
• − Depreciation: −$11,491
• Taxable loss: −$5,614
• Est. tax savings @ 24.0%: +$1,347
• After-tax cash flow: $2,568/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

• Census place: Wentzville, MO
• 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

+324.7% since first listed

40 events — show timeline

• 2026-06-09 Listed $395,000 MARIS as Distributed by MLS Grid
• 2025-08-13 Rental Removed $1,285 APPFOLIO
• 2025-07-31 Listed for Rent $1,285 APPFOLIO
• 2025-07-14 Rental Removed $1,300 APPFOLIO
• 2025-07-02 Price Changed $1,300 APPFOLIO
• 2025-05-17 Listed for Rent $1,395 APPFOLIO
• 2025-05-17 Rental Removed $1,395 APPFOLIO
• 2025-04-04 Listed for Rent $1,395 APPFOLIO
• 2025-04-04 Rental Removed $1,395 APPFOLIO
• 2025-03-27 Listed for Rent $1,395 APPFOLIO
• 2024-08-24 Rental Removed $1,250 BUILDIUM
• 2024-08-24 Rental Removed $1,250 BUILDIUM
• 2024-08-24 Listed for Rent $1,250 BUILDIUM
• 2024-08-24 Listed for Rent $1,250 BUILDIUM
• 2024-08-01 Rental Removed $1,250 BUILDIUM
• 2024-08-01 Rental Removed $1,250 BUILDIUM
• 2024-07-31 Listed for Rent $1,250 BUILDIUM
• 2024-07-31 Listed for Rent $1,250 BUILDIUM
• 2024-07-27 Rental Removed $1,250 BUILDIUM
• 2024-07-27 Rental Removed $1,250 BUILDIUM
• 2024-07-27 Listed for Rent $1,250 BUILDIUM
• 2024-07-27 Listed for Rent $1,175 BUILDIUM
• 2023-12-14 Rental Removed $1,195 BUILDIUM
• 2023-12-14 Rental Removed $1,195 BUILDIUM
• 2023-12-14 Listed for Rent $1,195 BUILDIUM
• 2023-12-14 Listed for Rent $1,195 BUILDIUM
• 2023-10-20 Rental Removed $1,195 BUILDIUM
• 2023-10-20 Rental Removed $1,195 BUILDIUM
• 2023-10-18 Listed for Rent $1,195 BUILDIUM
• 2023-10-18 Listed for Rent $1,090 BUILDIUM
• 2023-08-30 Rental Removed $1,090 BUILDIUM
• 2023-08-30 Rental Removed $1,090 BUILDIUM
• 2023-08-29 Listed for Rent $1,090 BUILDIUM
• 2023-08-29 Listed for Rent $1,250 BUILDIUM
• 2017-07-06 Sold (Public Records) — Public Records
• 2017-06-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-06-02 Pending — MARIS as Distributed by MLS Grid
• 2017-05-19 Listed $93,000 MARIS as Distributed by MLS Grid
• 1984-08-01 Sold (Public Records) — Public Records
• 1984-03-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,369 · -4.4% YoY. Source: county tax records.