1733 Gascony Parc Dr #1733 · Lake St. Louis, MO 63367

$99,500

2 bd · 1.0 ba · 864 sqft · Condo public records · 78 Days on market

Built 1970 $115/sqft · 16% below area Est $119k · 16% under $429/mo HOA · 22% 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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the lake lifestyle in this stylishly updated 2-bedroom, 1-bath condo in Lake St. Louis! Featuring brand-new LVP flooring, a completely renovated kitchen, and fresh paint throughout, this move-in-ready home offers modern comfort and charm. Enjoy two pools, fishing, boating, Lake St. Louis access, tennis, golf, sand volleyball, and a gorgeous clubhouse—all just steps from your door! Relax on your private balcony with a perfect view of the pool and playground, making it easy to keep an eye on the fun. With these fantastic amenities, this is more than a home—it’s a lifestyle. Don’t miss your chance to live where every day feels like a vacation! Rare opportunity to acquire multiple properties in the same area. Seller owns another nearby unit and is open to selling as a package. Perfect for investors seeking scale and efficiency.

Key facts

• $429 HOA
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.1% in Lake St. Louis — 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.
• 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.
• Market conditions: Rents rising fast (+4.2%/yr); 230 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 is only 17% of the median local income ($138k/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 $688 of loan paydown is wiped out by about $3k 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 + 4.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $100k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.96% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $118,725
• List price: $99,500
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.21% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $13,382
• Equity at exit: $14,836

10-year hold

• IRR: 22.2%
• Equity multiple: 3.06×
• Total profit: $57,484
• Equity at exit: $8,603

Cash invested: $27,860 (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 63367

• Rents YoY: 4.2%
• Active inventory: 230
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$41
• HOA: −$429
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $421

Break-even live

Break-even rent $1,419

Max offer price $99,500

Occupancy floor 73%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Warsen Ave Wentzville, MO	3.0	1.0	864	$1,875	$2.17	15d	1	1.09mi
1000 Centinnial Club DR O'Fallon, MO	2.0–3.0	2.0–2.5	1309	$2,290	$1.75	2d	32	1.15mi

HOA detail condo

• Monthly dues: $429 · $5,148/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 78 DOM
2. 2026-06-17
   days on market $99,500 Active 77 DOM
3. 2026-06-16
   days on market $99,500 Active 76 DOM
4. 2026-06-15
   days on market $99,500 Active 75 DOM
5. 2026-06-13
   days on market $99,500 Active 73 DOM
6. 2026-06-13
   days on market $99,500 Active 72 DOM
7. 2026-06-09
   days on market $99,500 Active 69 DOM
8. 2026-06-08
   days on market $99,500 Active 68 DOM
9. 2026-06-08
   days on market $99,500 Active 67 DOM
10. 2026-06-05
    pricedays on market $99,500 Active 64 DOM
11. 2026-06-03
    days on market $104,500 Active 63 DOM
12. 2026-06-02
    days on market $104,500 Active 62 DOM
13. 2026-06-01
    days on market $104,500 Active 61 DOM
14. 2026-05-31
    pricedays on market $104,500 Active 60 DOM
15. 2026-05-19
    price $114,500 865-char remark

    Show marketing remark (865 chars)

    Live the lake lifestyle in this stylishly updated 2-bedroom, 1-bath condo in Lake St. Louis! Featuring brand-new LVP flooring, a completely renovated kitchen, and fresh paint throughout, this move-in-ready home offers modern comfort and charm. Enjoy two pools, fishing, boating, Lake St. Louis access, tennis, golf, sand volleyball, and a gorgeous clubhouse—all just steps from your door! Relax on your private balcony with a perfect view of the pool and playground, making it easy to keep an eye on the fun. With these fantastic amenities, this is more than a home—it’s a lifestyle. Don’t miss your chance to live where every day feels like a vacation! Rare opportunity to acquire multiple properties in the same area. Seller owns another nearby unit and is open to selling as a package. Perfect for investors seeking scale and efficiency.

16. 2026-04-02
    listed $119,500 Active 865-char remark

    Show marketing remark (865 chars)

    Live the lake lifestyle in this stylishly updated 2-bedroom, 1-bath condo in Lake St. Louis! Featuring brand-new LVP flooring, a completely renovated kitchen, and fresh paint throughout, this move-in-ready home offers modern comfort and charm. Enjoy two pools, fishing, boating, Lake St. Louis access, tennis, golf, sand volleyball, and a gorgeous clubhouse—all just steps from your door! Relax on your private balcony with a perfect view of the pool and playground, making it easy to keep an eye on the fun. With these fantastic amenities, this is more than a home—it’s a lifestyle. Don’t miss your chance to live where every day feels like a vacation! Rare opportunity to acquire multiple properties in the same area. Seller owns another nearby unit and is open to selling as a package. Perfect for investors seeking scale and efficiency.

17. 2026-04-01
    historical $119,500 865-char remark

    Show marketing remark (865 chars)

    Live the lake lifestyle in this stylishly updated 2-bedroom, 1-bath condo in Lake St. Louis! Featuring brand-new LVP flooring, a completely renovated kitchen, and fresh paint throughout, this move-in-ready home offers modern comfort and charm. Enjoy two pools, fishing, boating, Lake St. Louis access, tennis, golf, sand volleyball, and a gorgeous clubhouse—all just steps from your door! Relax on your private balcony with a perfect view of the pool and playground, making it easy to keep an eye on the fun. With these fantastic amenities, this is more than a home—it’s a lifestyle. Don’t miss your chance to live where every day feels like a vacation! Rare opportunity to acquire multiple properties in the same area. Seller owns another nearby unit and is open to selling as a package. Perfect for investors seeking scale and efficiency.

18. 2025-06-17
    price $149,900
19. 2025-06-04
    listed $156,500 Active
20. 2025-06-02
    historical
21. 2009-03-09
    soldstatus
22. 2002-06-03
    soldstatus $47,000
23. 1984-08-01
    soldstatus $42,000
24. 1983-06-01
    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: $1,544 · $129/mo
• Projected year-2 tax: $1,544 · $129/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,420
• − Mortgage interest: −$5,574
• − Property taxes: −$1,544
• − Insurance: −$498
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$5,148
• − Depreciation: −$2,895
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $4,087/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 — Lake St. Louis

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

Census & demographics

• Census place: Lake St. Louis, MO
• County: Saint Charles County · 399,703 people
• City population: 27,893
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,725
• Household income: $137,648
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 184.0

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 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -165.38%
• Current HPI: 208.2774
• Rent YoY: ▲ 4.21%
• 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

+172.6% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $114,500 MARIS as Distributed by MLS Grid
• 2026-04-02 Listed $119,500 MARIS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $119,500 MARIS as Distributed by MLS Grid
• 2025-06-17 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2025-06-04 Listed $156,500 MARIS as Distributed by MLS Grid
• 2025-06-02 Coming Soon — MARIS as Distributed by MLS Grid
• 2009-03-09 Sold (Public Records) — Public Records
• 2002-06-03 Sold (Public Records) $47,000 Public Records
• 1984-08-01 Sold (Public Records) $42,000 Public Records
• 1983-06-01 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,544 · +16.6% YoY. Source: county tax records.