9128 Villaridge Ct · St. George, MO 63123

$159,900

4 bd · 1.5 ba · 1,302 sqft · Townhouse public records · 20 Days on market

Built 1965 3,267 sqft lot Est $165k · at est. $380/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 +21.8/30.0
• ARV discount +9.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.0/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous 4 Beds/1.5 Bath, 2 Story Townhouse located in a pet friendly complex within minutes to Highway 55, 255 & 270. Amazing open floor plan starts from the Entry way into the Living room with open stairway to upper level Bedrooms as well as the center Hallway leading to the Kitchen/Breakfast room. Kitchen displays beautiful cabinetry, granite counter tops, a breakfast bar, tile design back splash, double sink with overhead sconce lighting, a slider door walkout to back private Patio & all appliances as listed. Adjoining Breakfast room offers tile flooring & designer lighting. Laundry & Powder room completes the main level. Upper level Bedrooms all feature double door extended closets. Stunning updated full Bath shows off tile flooring, designer adult height vanity, tile surround shower with tub & more. Welcome Spring in on your private fenced in 20X18 Patio with gate access to the back parking lot and enjoy Summer days at the clubhouse with common area & inground pool.

Key facts

• Open floor plan
• Natural light
• Updated kitchen

Tags

• UPDATED KITCHEN
• OPEN FLOOR PLAN
• NATURAL LIGHT
• BREAKFAST BAR SEATING
• OUTDOOR SPACE
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: Part of Southridge condominium HOA; Monthly HOA fee; HOA amenities include clubhouse, common grounds, dog park, pool, association management; HOA covers exterior maintenance, common area maintenance, pool maintenance, sewer, trash, water, snow removal

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Attached townhouse; Two levels; Residential property
• Construction: Brick and vinyl siding exterior; Slab foundation; Built (year reported in public records)
• Exterior features: Patio; Panel doors; Sliding doors; Near public transit; Community in-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Electric range
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning; Electric cooling
• Interior features: Breakfast bar; Eat-in kitchen; Granite counters; Kitchen/dining room combo; Open floorplan
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bierbaum Elem. (math 25% / reading 40%, grade F, #751 of 1,115 statewide, top 68%, 533 students, 54% FRL); Mehlville High School (math 26% / reading 54%, grade F, #243 of 521 statewide, top 47%, 1,440 students, 43% FRL) — zoned schools average 48% FRL vs 22% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 186 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $108k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $157,501 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $165,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9197 Villaridge Ct	0.11mi	4/1.5	1,302 (0%)	6mo	$175,000	$134	90
10043 Echoridge Ln	0.03mi	3/1.5 (-1)	1,302 (0%)	10mo	$140,000	$108	86
9030 Villaridge Ct	0.13mi	3/1.5 (-1)	1,302 (0%)	5mo	$150,000	$115	85
9070 Villaridge Ct	0.07mi	3/1.5 (-1)	1,254 (-4%)	2mo	$166,900	$133	84
9960 Bunker Hill Dr	0.06mi	4/1.5	1,320 (+1%)	18mo	$150,000	$114	80
9118 Villaridge Ct	0.02mi	3/1.5 (-1)	1,254 (-4%)	11mo	$159,400	$127	79
10051 Echoridge Ln	0.04mi	3/1.5 (-1)	1,254 (-4%)	10mo	$105,000	$84	78
9183 Villaridge Ct	0.09mi	3/1.5 (-1)	1,254 (-4%)	10mo	$159,000	$127	77
9076 Villaridge Ct	0.06mi	3/1.5 (-1)	1,254 (-4%)	13mo	$168,000	$134	75
9976 Bunker Hill Dr	0.06mi	3/1.5 (-1)	1,254 (-4%)	18mo	$150,000	$120	71
9185 Villaridge Ct	0.09mi	3/1.5 (-1)	1,254 (-4%)	21mo	$169,900	$135	67
9187 Villaridge Ct	0.09mi	3/1.5 (-1)	1,254 (-4%)	23mo	$169,900	$135	66

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,900
• Equity at exit: $23,842

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $12,661
• Equity at exit: $13,825

Cash invested: $44,772 (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 63123

• Rents YoY: 3.0%
• Active inventory: 186
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$67
• HOA: −$380
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $248

Break-even live

Break-even rent $1,783

Max offer price $159,900

Occupancy floor 83%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9517 Lydell Dr Saint Louis, MO	3.0	1.0	1064	$1,800	$1.69	11d	1	0.87mi
3633 Shores Dr Saint Louis, MO	3.0	2.0	884	$1,920	$2.17	15d	1	1.18mi
2231 Rosegarden Dr Saint Louis, MO	3.0	3.0	1649	$2,100	$1.27	2d	1	1.39mi
3912 Manorwood Dr Saint Louis, MO	4.0	2.0	1800	$2,350	$1.31	44d	1	1.50mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-18
   days on market $159,900 Active 20 DOM
2. 2026-06-17
   days on market $159,900 Active 19 DOM
3. 2026-06-16
   days on market $159,900 Active 18 DOM
4. 2026-06-15
   days on market $159,900 Active 17 DOM
5. 2026-06-13
   days on market $159,900 Active 15 DOM
6. 2026-06-09
   days on market $159,900 Active 11 DOM
7. 2026-06-08
   days on market $159,900 Active 10 DOM
8. 2026-06-07
   days on market $159,900 Active 9 DOM
9. 2026-06-03
   days on market $159,900 Active 5 DOM
10. 2026-06-02
    days on market $159,900 Active 4 DOM
11. 2026-06-01
    days on market $159,900 Active 3 DOM
12. 2026-05-31
    days on market $159,900 Active 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: $1,477 · $123/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$74/yr (+$6/mo · 5.0%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,153
• − Mortgage interest: −$8,957
• − Property taxes: −$1,477
• − Insurance: −$800
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$4,560
• − Depreciation: −$4,652
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,808/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

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: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

+88.1% since first listed

6 events — show timeline

• 2026-05-29 Listed $159,900 MARIS as Distributed by MLS Grid
• 2019-05-06 Sold (Public Records) $108,000 Public Records
• 2019-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-03-28 Pending — MARIS as Distributed by MLS Grid
• 2019-03-21 Listed $109,975 MARIS as Distributed by MLS Grid
• 2009-03-24 Sold (Public Records) $85,000 Public Records

Property tax history

+6.7%/yr

Latest (2022): $1,477 · +10.1% YoY. Source: county tax records.