2279 Highland Hill Dr Unit H · St. Peters, MO 63376

$146,900

2 bd · 1.0 ba · 896 sqft · Condo public records · 4 Days on market

Built 1984 $268/mo HOA · 11% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Showings Begin Friday 9:00 am! Any offers received will be reviewed Monday Please make acceptance deadline 5:00 p.m. Monday 6/3/24. Seller does reserve right to accept any offer at anytime. Welcome To St. Peters Condos, a well-maintained community offering carefree living. Location offers convenience and quick access to highways, shopping, restaurants & more. Complex offers a newly updated community pool & nearby walking trails. Ready-Set-Go! This remarkable ground floor unit is ready to go! Freshly Painted, Updated Kitchen with Stainless Steel Appliances, Newer replacement windows, Nice flooring, Main Floor Laundry. This unit is gorgeous and will go quickly!

Key facts

• Soft close cabinetry
• $268 HOA
• Community pool

Tags

• GROUND FLOOR CONDOMINIUM
• BRIGHT OPEN FLOOR PLAN
• LARGE SLIDING GLASS DOOR
• LUSH GREEN COMMON AREA
• EXTENDED BREAKFAST BAR
• SOFT CLOSE CABINETRY

Property features AI

Finance

• Other: Lease not considered
• Financial info: Second mortgage indicator present
• HOA & community: HOA: St. Peters Condos; Monthly association fee; Association amenities include pool, basketball court, trails, common ground, parking, association management, and recreational facilities; HOA fee covers insurance, grounds maintenance, common area maintenance, exterior maintenance, pool maintenance, roof, trash

Exterior

• Parking: On-site concrete parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Sewer connected; Water connected
• Home design: Attached condominium; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Covered patio; Patio; In-ground outdoor pool; Adjoins common ground; Level lot; Common sidewalks and street lights in community

Interior

• Kitchen: ENERGY STAR qualified appliances; Stainless steel appliances; Dishwasher not listed explicitly; included appliance set: Disposal, Microwave, Electric Range, Refrigerator, Ice Maker; Exhaust fan
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air; Ceiling fan(s); Exhaust fan for ventilation
• Interior features: Blinds; Fire alarm; Storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $147k).
• Cap rate 12.4% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Ft. Zumwalt R-II (suburban): math 54% / reading 60% proficiency, ranked #14 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawthorn Elem. (math 44% / reading 50%, grade D-, #347 of 1,115 statewide, top 35%, 463 students, 22% FRL); Ft. Zumwalt East High (math 50% / reading 64%, grade C, #51 of 521 statewide, top 11%, 1,226 students, 25% FRL).
• Market conditions: Rents rising (+2.7%/yr); 297 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 31% of the median local income ($96k/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 $4k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• 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 $146,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.72% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.69%
• DSCR: 1.97
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.56×
• Total profit: $22,956
• Equity at exit: $21,903

10-year hold

• IRR: 22.6%
• Equity multiple: 2.91×
• Total profit: $78,519
• Equity at exit: $12,701

Cash invested: $41,132 (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 63376

• Rents YoY: 2.7%
• Active inventory: 297
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$770
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$61
• HOA: −$268
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $744

Break-even live

Break-even rent $1,585

Max offer price $146,900

Occupancy floor 66%

Sensitivity live

Price	-10% $827	-5% $785	+0% $744	+5% $702	+10% $660
Rent	-10% $544	-5% $644	+0% $744	+5% $843	+10% $943
Rate	-1.0pp $818	-0.5pp $781	base $744	+0.5pp $706	+1.0pp $667

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Garden Valley Dr Unit C St Peters, MO	1.0	1.0	720	$1,000	$1.39	20d	1	0.19mi
5300 Mexico Rd Saint Peters, MO	2.0	1.0–2.0	947	$2,570	$2.71	0d	27	1.24mi
2100 Pure St St Peters, MO	1.0–2.0	1.0–2.0	885	$2,939	$3.32	0d	5	1.30mi
100 Viva Bene Cir St Peters, MO	1.0–2.0	1.5–2.5	1173	$3,306	$2.82	0d	23	1.49mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-17
   status $146,900 Pending 4 DOM
2. 2026-06-16
   days on market $146,900 Active 4 DOM
3. 2026-06-15
   days on market $146,900 Active 3 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   listed $146,900 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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 ≥107°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: $30,313
• − Mortgage interest: −$8,229
• − Property taxes: −$1,829
• − Insurance: −$734
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$3,216
• − Depreciation: −$4,273
• Taxable income: $7,181
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $7,200/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: Ft. Zumwalt R-II
• NCES district ID: 2908370
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $75,817
• Composite: 51.04/100
• National rank: #1772
• State rank: #14 of 324 in MO

Livability — St. Peters

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

Census & demographics

• Census place: St. Peters, MO
• County: Saint Charles County · 399,703 people
• City population: 74,876
• Metro: St. Louis, MO-IL
• Population (ZIP): 74,962
• Household income: $96,393
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 964.0

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% Two or more races 6% Black 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 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: ▼ -315.50%
• Current HPI: 230.3362
• Rent YoY: ▲ 2.69%
• 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

+927.3% since first listed

10 events — show timeline

• 2026-06-12 Listed $146,900 MARIS as Distributed by MLS Grid
• 2024-07-09 Sold (Public Records) $151,000 Public Records
• 2024-06-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-06-03 Pending — MARIS as Distributed by MLS Grid
• 2024-05-29 Listed $140,000 MARIS as Distributed by MLS Grid
• 2016-10-19 Sold (Public Records) $58,167 Public Records
• 2015-02-20 Sold (Public Records) $48,000 Public Records
• 1995-10-01 Sold (Public Records) $14,300 Public Records
• 1991-08-01 Sold (Public Records) — Public Records
• 1984-09-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,829 · +7.4% YoY. Source: county tax records.