1410 Vero Dr · Wentzville, MO 63385

$199,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 23 Days on market

Built 1958 7,374 sqft lot Est $207k · at est.

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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).

• Cash flow +15.2/30.0
• ARV discount +9.1/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 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 MLS

Great starter home or investment property! This 3 bedroom, 1 bath home has new carpet & fresh paint throughout. The living room features a giant picture window with laminate flooring and an updated ceiling fan. With a private driveway and a large fenced yard this home is a MUST SEE! * MOTIVATED SELLER *

Key facts

• Large picture window
• Single level living
• Granite countertops

Tags

• SINGLE LEVEL LIVING
• LARGE PICTURE WINDOW
• NEWER STAINLESS APPLIANCES
• GAS RANGE
• WHITE CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (17.0% below list).
• Recommended offer: $166k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Stone Creek Elementary (math 42% / reading 49%, grade D-, #405 of 1,115 statewide, top 37%, 581 students, 20% FRL); Wentzville South Middle (math 49% / reading 51%, grade C, #68 of 391 statewide, top 18%, 1,131 students, 14% FRL); Timberland High (math 36% / reading 63%, grade D, #124 of 521 statewide, top 28%, 1,676 students, 13% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 700 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• This rent is only 18% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $63k; list at $200k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,934 (17.0% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $207,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1443 Vero Dr	0.20mi	3/1.0	864 (0%)	9mo	$219,900	$255	83
1434 Plaza Pl	0.16mi	3/1.0	864 (0%)	15mo	$209,900	$243	80
606 Ball St	0.70mi	2/1.0 (-1)	864 (0%)	4mo	$135,000	$156	59
1446 Kathleen Dr	0.23mi	3/2.0	988 (+14%)	6mo	$220,000	$223	56
1448 Kathleen Dr	0.24mi	3/2.0	988 (+14%)	11mo	$210,000	$213	52
1449 Kathleen Dr	0.23mi	3/1.0	988 (+14%)	17mo	$205,000	$207	51
616 Ball St	0.67mi	2/1.0 (-1)	936 (+8%)	7mo	$230,000	$246	44
131 Green Gables Dr	0.64mi	2/1.0 (-1)	978 (+13%)	1mo	$235,000	$240	42
122 Green Gables Dr	0.67mi	2/1.0 (-1)	962 (+11%)	3mo	$225,000	$234	42
125 Green Gables Dr	0.66mi	2/1.0 (-1)	962 (+11%)	12mo	$234,900	$244	35
706 Parr St	0.74mi	3/1.0	988 (+14%)	14mo	$215,000	$218	29
805 Parr St	0.72mi	3/2.0	960 (+11%)	18mo	$239,900	$250	29

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,437
• Equity at exit: $29,806

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,835
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $69

Break-even live

Break-even rent $1,572

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $182	-5% $126	+0% $69	+5% $12	+10% $-44
Rent	-10% $-62	-5% $4	+0% $69	+5% $135	+10% $200
Rate	-1.0pp $170	-0.5pp $120	base $69	+0.5pp $17	+1.0pp $-35

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 E Pitman Ave Wentzville, MO	3.0	1.0	864	$1,425	$1.65	0d	1	0.11mi
1414 E Pitman Ave Wentzville, MO	3.0	1.0	864	$1,425	$1.65	25d	1	0.11mi
17 Warsen Ave Wentzville, MO	3.0	1.0	864	$1,875	$2.17	16d	1	1.01mi

Listing history 15 events

1. 2026-04-06
   status Pending
2. 2026-03-14
   listed $199,900 Active
3. 2021-12-10
   soldstatus $63,000
4. 2014-08-11
   soldstatus $52,500
5. 2014-08-05
   soldstatus 311-char remark

   Show marketing remark (311 chars)

   Great starter home or investment property! This 3 bedroom, 1 bath home has new carpet & fresh paint throughout. The living room features a giant picture window with laminate flooring and an updated ceiling fan. With a private driveway and a large fenced yard this home is a MUST SEE! * MOTIVATED SELLER *

6. 2014-02-14
   listed $54,600 311-char remark

   Show marketing remark (311 chars)

   Great starter home or investment property! This 3 bedroom, 1 bath home has new carpet & fresh paint throughout. The living room features a giant picture window with laminate flooring and an updated ceiling fan. With a private driveway and a large fenced yard this home is a MUST SEE! * MOTIVATED SELLER *

7. 2009-05-20
   soldstatus $53,000
8. 2007-07-05
   soldstatus $80,500
9. 2005-05-17
   soldstatus $70,900
10. 2005-03-28
    soldstatus $64,250
11. 1993-08-01
    soldstatus $24,333
12. 1985-07-01
    soldstatus
13. 1985-07-01
    soldstatus $35,500
14. 1982-12-01
    soldstatus
15. 1981-10-01
    soldstatus

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$616/yr (+$51/mo · 46.6%)

ⓘ 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 ≥107°F today · 19 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: $19,912
• − Mortgage interest: −$11,198
• − Property taxes: −$1,323
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,815
• Taxable loss: −$2,609
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,455/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

+463.1% since first listed

15 events — show timeline

• 2026-04-06 Pending — MARIS as Distributed by MLS Grid
• 2026-03-14 Listed $199,900 MARIS as Distributed by MLS Grid
• 2021-12-10 Sold (Public Records) $63,000 Public Records
• 2014-08-11 Sold (Public Records) $52,500 Public Records
• 2014-08-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-02-14 Listed $54,600 MARIS as Distributed by MLS Grid
• 2009-05-20 Sold (Public Records) $53,000 Public Records
• 2007-07-05 Sold (Public Records) $80,500 Public Records
• 2005-05-17 Sold (Public Records) $70,900 Public Records
• 2005-03-28 Sold (Public Records) $64,250 Public Records
• 1993-08-01 Sold (Public Records) $24,333 Public Records
• 1985-07-01 Sold (Public Records) $35,500 Public Records
• 1985-07-01 Sold (Public Records) — Public Records
• 1982-12-01 Sold (Public Records) — Public Records
• 1981-10-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,323 · +5.9% YoY. Source: county tax records.