10031 Echoridge Ln Unit A · St. George, MO 63123

$96,500

1 bd · 1.0 ba · 666 sqft · Condo public records · 86 Days on market

Built 1965 $247/mo HOA · 24% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.6/10.0
• 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

Back on the market at no fault of the seller. Updated 1 bedroom, 1 bath condo located in Southridge Condominiums. Own your home for less than the cost of many rentals. First floor unit has an open floor plan with living room/dining room combo, remodeled kitchen with new soft close cabinets, new luxury plank flooring with porcelain tile in the bathroom. Tub/shower combo in the bathroom. All new stainless steel appliances: refrigerator, electric range/oven, dishwasher, and microwave. Step outside to your private patio which you can get to from your kitchen or bedroom. Laundry facilities are steps away within the building. There are ample parking spots. The outdoor pool and clubhouse are across from the unit. Monthly condo fees include water, sewer, trash, outside maintenance, & snow removal. Located in south county with easy access to highway 55 and highway 270/255. Unit has passed the St. Louis County Occupancy inspection.

Key facts

• Outdoor pool
• Clubhouse
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• PRIVATE PATIO
• OUTDOOR POOL
• CLUBHOUSE
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $96k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (3.6% below list).
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• 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 18d 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 is only 16% of the median local income ($77k/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 $667 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $96k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $90,710 (6.0% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-16,748
• Equity at exit: $14,388

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-15,630
• Equity at exit: $8,344

Cash invested: $27,020 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$506
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$40
• HOA: −$247
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-20

Break-even live

Break-even rent $1,074

Max offer price $93,038

Occupancy floor 97%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$929	$1.16	2d	3	0.22mi
2819 Lemay Ferry Rd Apt E St. Louis, MO	1.0	1.0	700	$925	$1.32	17d	1	1.25mi
2819 Lemay Ferry Rd Unit B St. Louis, MO	1.0	1.0	650	$950	$1.46	17d	1	1.25mi
9196 Heritage Dr Affton, MO	1.0–2.0	1.0	757	$1,190	$1.57	4d	8	1.31mi

HOA detail condo

• Monthly dues: $247 · $2,964/yr
• Likely covers: watersewertrashelectricsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   days on market $96,500 Active 86 DOM
2. 2026-06-03
   days on market $96,500 Active 82 DOM
3. 2026-06-02
   days on market $96,500 Active 81 DOM
4. 2026-06-01
   days on market $96,500 Active 80 DOM
5. 2026-05-31
   days on market $96,500 Active 79 DOM
6. 2026-05-17
   price $98,500 947-char remark

   Show marketing remark (947 chars)

   Back on the market at no fault of the seller. Updated 1 bedroom, 1 bath condo located in Southridge Condominiums. Own your home for less than the cost of many rentals. First floor unit has an open floor plan with living room/dining room combo, remodeled kitchen with new soft close cabinets, new luxury plank flooring with porcelain tile in the bathroom. Tub/shower combo in the bathroom. All new stainless steel appliances: refrigerator, electric range/oven, dishwasher, and microwave. Step outside to your private patio which you can get to from your kitchen or bedroom. Laundry facilities are steps away within the building. There are ample parking spots. The outdoor pool and clubhouse are across from the unit. Monthly condo fees include water, sewer, trash, outside maintenance, & snow removal. Located in south county with easy access to highway 55 and highway 270/255. Unit has passed the St. Louis County Occupancy inspection.

7. 2026-03-29
   status Active 947-char remark

   Show marketing remark (947 chars)

   Back on the market at no fault of the seller. Updated 1 bedroom, 1 bath condo located in Southridge Condominiums. Own your home for less than the cost of many rentals. First floor unit has an open floor plan with living room/dining room combo, remodeled kitchen with new soft close cabinets, new luxury plank flooring with porcelain tile in the bathroom. Tub/shower combo in the bathroom. All new stainless steel appliances: refrigerator, electric range/oven, dishwasher, and microwave. Step outside to your private patio which you can get to from your kitchen or bedroom. Laundry facilities are steps away within the building. There are ample parking spots. The outdoor pool and clubhouse are across from the unit. Monthly condo fees include water, sewer, trash, outside maintenance, & snow removal. Located in south county with easy access to highway 55 and highway 270/255. Unit has passed the St. Louis County Occupancy inspection.

8. 2026-03-20
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Back on the market at no fault of the seller. Updated 1 bedroom, 1 bath condo located in Southridge Condominiums. Own your home for less than the cost of many rentals. First floor unit has an open floor plan with living room/dining room combo, remodeled kitchen with new soft close cabinets, new luxury plank flooring with porcelain tile in the bathroom. Tub/shower combo in the bathroom. All new stainless steel appliances: refrigerator, electric range/oven, dishwasher, and microwave. Step outside to your private patio which you can get to from your kitchen or bedroom. Laundry facilities are steps away within the building. There are ample parking spots. The outdoor pool and clubhouse are across from the unit. Monthly condo fees include water, sewer, trash, outside maintenance, & snow removal. Located in south county with easy access to highway 55 and highway 270/255. Unit has passed the St. Louis County Occupancy inspection.

9. 2026-03-04
   listed $99,500 Active 947-char remark

   Show marketing remark (947 chars)

   Back on the market at no fault of the seller. Updated 1 bedroom, 1 bath condo located in Southridge Condominiums. Own your home for less than the cost of many rentals. First floor unit has an open floor plan with living room/dining room combo, remodeled kitchen with new soft close cabinets, new luxury plank flooring with porcelain tile in the bathroom. Tub/shower combo in the bathroom. All new stainless steel appliances: refrigerator, electric range/oven, dishwasher, and microwave. Step outside to your private patio which you can get to from your kitchen or bedroom. Laundry facilities are steps away within the building. There are ample parking spots. The outdoor pool and clubhouse are across from the unit. Monthly condo fees include water, sewer, trash, outside maintenance, & snow removal. Located in south county with easy access to highway 55 and highway 270/255. Unit has passed the St. Louis County Occupancy inspection.

10. 2006-11-09
    soldstatus
11. 2006-07-17
    soldstatus $48,000

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $936 · $78/mo
• Expected delta: +$277/yr (+$23/mo · 42.1%)

ⓘ 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: $12,586
• − Mortgage interest: −$5,406
• − Property taxes: −$659
• − Insurance: −$482
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − HOA: −$2,964
• − Depreciation: −$2,807
• Taxable loss: −$1,746
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $184/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

+105.2% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $98,500 MARIS as Distributed by MLS Grid
• 2026-03-29 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-20 Pending — MARIS as Distributed by MLS Grid
• 2026-03-04 Listed $99,500 MARIS as Distributed by MLS Grid
• 2006-11-09 Sold (Public Records) — Public Records
• 2006-07-17 Sold (Public Records) $48,000 Public Records

Property tax history

+4.6%/yr

Latest (2022): $659 · +10.1% YoY. Source: county tax records.