9340 N State Route 94 Rd N · West Alton, MO 63386

$35,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 214 Days on market

Built 1952 0.47 ac lot

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +1.0/10.0

Listing remarks MLS

$$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1952

🔨 Auction listing. The $35,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $170,231 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $-624 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#667 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, schools F.
• Orchard Farm R-V (rural): math 48% / reading 53% proficiency, ranked #27 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 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 $5k 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 214 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $37k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $35k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $460/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% 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. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is D 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.68% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 12.3

CMA / ARV

• ARV (median comp): $170,231
• List price: $35,000
• Delta: -79.44%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -46.5%
• Equity multiple: -0.41×
• Total profit: $-67,116
• Equity at exit: $25,382

10-year hold

• IRR: -85.0%
• Equity multiple: -1.28×
• Total profit: $-108,680
• Equity at exit: $14,718

Cash invested: $47,665 (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 63386

• Home prices YoY: -2.5%
• Active inventory: 2
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$893
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$71
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-624

Break-even live

Break-even rent $1,947

Max offer price $59,921

Occupancy floor —

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: $42,558
• Closing costs: $5,107
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   days on market $35,000 Active 214 DOM
2. 2026-06-16
   days on market $35,000 Active 213 DOM
3. 2026-06-15
   days on market $35,000 Active 212 DOM
4. 2026-06-13
   days on market $35,000 Active 210 DOM
5. 2026-06-09
   days on market $35,000 Active 206 DOM
6. 2026-06-08
   days on market $35,000 Active 205 DOM
7. 2026-06-07
   days on market $35,000 Active 204 DOM
8. 2026-06-03
   days on market $35,000 Active 200 DOM
9. 2026-06-02
   days on market $35,000 Active 199 DOM
10. 2026-06-01
    days on market $35,000 Active 198 DOM
11. 2026-05-31
    days on market $35,000 Active 197 DOM
12. 2026-05-05
    price $35,000 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

13. 2026-03-27
    price $42,000 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

14. 2026-03-26
    status Active 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

15. 2026-03-17
    status Pending 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

16. 2026-03-14
    status Active 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

17. 2025-12-26
    price $52,000 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

18. 2025-11-19
    price $62,000 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

19. 2025-10-23
    listed $72,000 Active 436-char remark

    Show marketing remark (436 chars)

    $$$$$ UPDATED AUCTION INFORMATION $$$$$$ 03/30/2026 - 12:00 MIDNIGHT 04/01/2026 CORPORATE OWNED PROPERTY BEING OFFERED IN "AS IS" CONDITION. SELLER TO MAKE NO REPAIRS NOR PROVIDE ANY INSPECTIONS. THIS RANCH STYLE HOME APPEARS TO BE IN AVERAGE CONDITION SURROUNDED BY FARM LAND ON A NICE LOT. THIS HOME CANNOT BE ACCESSED BY BUYERS AND IS BEING SOLD IN IT CURRENT CONDITION. PLEASE SEE LINK IN AGENTS REMARKS TO MAKE OFFERS.

20. 1994-10-01
    soldstatus $15,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,883
• − Mortgage interest: −$9,536
• − Property taxes: −$1,372
• − Insurance: −$6,376
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,952
• Taxable loss: −$10,574
• Est. tax savings @ 24.0%: +$2,538
• After-tax cash flow: $-4,955/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: Orchard Farm R-V
• NCES district ID: 2923160
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,824
• Composite: 44.7/100
• National rank: #2755
• State rank: #27 of 324 in MO

Livability — West Alton

• Score: 57/100
• State rank: #667
• US rank: #22266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Alton, MO
• City population: 537
• Population (ZIP): 537

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 (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 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: ▼ -8.08%
• Current HPI: 309.1802
• 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

+133.3% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $42,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-17 Pending — MARIS as Distributed by MLS Grid
• 2026-03-14 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-26 Price Changed $52,000 MARIS as Distributed by MLS Grid
• 2025-11-19 Price Changed $62,000 MARIS as Distributed by MLS Grid
• 2025-10-23 Listed $72,000 MARIS as Distributed by MLS Grid
• 1994-10-01 Sold (Public Records) $15,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,372 · -2.3% YoY. Source: county tax records.