4634 Chippewa Way · St. Peters, MO 63304

$275,000

3 bd · 2.5 ba · 1,664 sqft · SingleFamily public records · 6 Days on market

Built 1979 10,489 sqft lot Est $341k · 19% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful multi level!!! Large living room and dining area open to an updated kitchen with island and window overlooking the yard! Perfect for entertaining and everyday living. Ceramic floors throughout. Vinyl windows and siding. Huge fully fenced back yard with a good sized patio w/pavilion. So get that BBQ grill ready! Yard has drive through gate and a 8x16 utility shed. Two car over-sized garage with plenty of storage space. New furnace & AC in 2015, and new architectural roof 2016. This well-maintained home is move in ready and waiting for you! HSA Home Warranty included! A great home in a great location. -- EASY access to Hwy 94, Page Ext., Hwy 40/61 & only minutes to Chesterfield Valley.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Financial info: Annual property tax information available

Exterior

• Parking: Driveway; Off-street parking; Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; Multi/split levels; Private ownership; House structure
• Construction: Vinyl siding
• Exterior features: Patio; Sliding door(s); Front yard; Back yard

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas oven; Range hood; Gas range
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Attic fan; Ceiling fans; Electric cooling
• Interior features: Kitchen island; Kitchen/dining room combo; Pantry; Screens on windows; Window coverings
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-47 ($-562/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (20.2% below list).
• Recommended offer: $219k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Francis Howell R-III (suburban): math 53% / reading 63% proficiency, ranked #11 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Central Elem. (math 40% / reading 52%, grade D-, #402 of 1,115 statewide, top 36%, 831 students, 32% FRL); Francis Howell High (math 50% / reading 71%, grade C+, #33 of 521 statewide, top 6%, 1,835 students, 8% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 278 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $180k; list at $275k implies a 53% gain — meaningful room to come down on a strong offer.

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 $219,419 (20.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $341,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4608 Shoshone Trl	0.09mi	3/2.5	1,712 (+3%)	8mo	$225,000	$131	84
4540 Shoshone Trl	0.11mi	3/2.0	1,690 (+2%)	8mo	$280,000	$166	84
4571 Clearbrook Dr	0.29mi	3/2.0	1,688 (+1%)	1mo	$289,900	$172	81
4589 Clearbrook Dr	0.30mi	3/3.0	1,701 (+2%)	14mo	$239,900	$141	68
4537 Dakota Trl	0.15mi	4/2.5 (+1)	1,490 (-10%)	2mo	$350,000	$235	68
948 Claycrest Dr	0.35mi	3/2.0	1,779 (+7%)	10mo	$365,000	$205	62
4672 Kellykris Dr	0.58mi	3/3.5	1,606 (-4%)	2mo	$340,000	$212	62
1145 Claycrest Cir	0.29mi	4/2.0 (+1)	1,858 (+12%)	0mo	$315,000	$170	60
4662 Peggyann Dr	0.63mi	3/2.0	1,680 (+1%)	14mo	$345,000	$205	56
1323 Robertridge Dr	0.73mi	4/2.5 (+1)	1,700 (+2%)	11mo	$389,900	$229	48
4597 Gregory Gerard Dr	0.43mi	3/3.0	1,912 (+15%)	9mo	$370,000	$194	46
68 Prince William Ct	0.69mi	3/2.0	1,485 (-11%)	11mo	$349,900	$236	39

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 · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-48,642
• Equity at exit: $41,003

10-year hold

• IRR: -11.2%
• Equity multiple: 0.34×
• Total profit: $-50,652
• Equity at exit: $23,777

Cash invested: $77,000 (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 63304

• Rents YoY: 2.5%
• Active inventory: 278
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-47

Break-even live

Break-even rent $2,254

Max offer price $266,720

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $31	+0% $-47	+5% $-125	+10% $-203
Rent	-10% $-220	-5% $-134	+0% $-47	+5% $40	+10% $126
Rate	-1.0pp $92	-0.5pp $23	base $-47	+0.5pp $-118	+1.0pp $-191

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Navaho Trl Saint Charles, MO	4.0	2.0	1700	$2,166	$1.27	11d	1	0.22mi
4507 Cambrook Dr Saint Charles, MO	3.0	2.0	1279	$2,300	$1.80	11d	1	0.23mi
1360 Park Ashwood Dr St Charles, MO	2.0–3.0	2.0	1038	$1,725	$1.66	2d	5	0.63mi
2000 Styling Ridge Dr Saint Charles, MO	1.0–3.0	1.0–2.0	1042	$1,889	$1.81	3d	9	0.73mi
106 Estes Dr St Peters, MO	2.0–3.0	2.5	1518	$2,800	$1.84	4d	5	0.86mi
100 Grenache Blanc Dr St Peters, MO	1.0–3.0	1.0–2.0	1203	$2,098	$1.74	2d	27	0.95mi
733 Pecan Hill Dr Saint Charles, MO	3.0	2.0	1882	$2,750	$1.46	44d	1	1.25mi
1713 Piedmont Cir St Peters, MO	2.0	2.0	1125	$1,650	$1.47	44d	1	1.30mi
1233 Piedmont Cir Saint Peters, MO	2.0	2.0	1125	$1,750	$1.56	44d	1	1.38mi
4153 McClay Rd Saint Charles, MO	3.0	2.0	1096	$2,100	$1.92	44d	1	1.42mi
3891 Cambridge Crossing Dr Saint Charles, MO	3.0	2.0	1509	$2,396	$1.59	4d	1	1.43mi

Listing history 7 events

1. 2026-06-10
   status $275,000 Pending 6 DOM
2. 2026-06-09
   days on market $275,000 Active 6 DOM
3. 2026-06-08
   days on market $275,000 Active 5 DOM
4. 2026-06-07
   days on market $275,000 Active 4 DOM
5. 2026-06-05
   status $275,000 Active 1 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $275,000 Coming Soon 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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: $26,330
• − Mortgage interest: −$15,404
• − Property taxes: −$2,683
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$8,000
• Taxable loss: −$5,345
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $720/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: Francis Howell R-III
• NCES district ID: 2928950
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $79,768
• Composite: 52.23/100
• National rank: #1602
• State rank: #11 of 324 in MO

Livability — St. Peters

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

Census & demographics

• County: Saint Charles County · 399,703 people
• City population: 74,876
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,195
• Household income: $114,442
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 560.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 4% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -225.72%
• Current HPI: 233.745
• Rent YoY: ▲ 2.52%
• 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

+374.1% since first listed

10 events — show timeline

• 2026-06-02 Coming Soon $275,000 MARIS as Distributed by MLS Grid
• 2017-07-07 Pending — MARIS as Distributed by MLS Grid
• 2017-07-07 Sold (Public Records) $180,000 Public Records
• 2017-07-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-23 Contingent — MARIS as Distributed by MLS Grid
• 2017-05-19 Listed $169,900 MARIS as Distributed by MLS Grid
• 1999-09-08 Sold (Public Records) $101,000 Public Records
• 1994-03-01 Sold (Public Records) $80,500 Public Records
• 1986-05-01 Sold (Public Records) $70,000 Public Records
• 1982-02-01 Sold (Public Records) $58,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,683 · +6.8% YoY. Source: county tax records.