2200 Willott Rd Unit I · St. Peters, MO 63376

$139,900

2 bd · 2.0 ba · 888 sqft · Condo public records · 2 Days on market

Built 1982 $268/mo HOA · 18% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.1/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in and enjoy affordable, low-maintenance living in the heart of St. Peters! With a LOW PRICE and LOW MONTHLY HOA FEE, this well-priced condo is the perfect opportunity to own for less than rent. Inside, you’ll find stylish LVP and ceramic tile flooring throughout, insulated vinyl windows, six-panel doors, and fresh neutral greige paint that creates a warm, modern feel. The spacious primary bedroom features a double closet, while the second bedroom offers a walk-in closet for extra storage. Recent updates include a newer 10x7 deck, newer electric furnace, and newer air conditioner for added comfort and peace of mind. The common basement includes a secure private storage area

Key facts

• Double closet
• Walk-in closet
• Newer deck

Tags

• STYLISH LVP FLOORING
• CERAMIC TILE FLOORING
• INSULATED VINYL WINDOWS
• DOUBLE CLOSET
• WALK-IN CLOSET
• NEWER DECK

Property features AI

Finance

• Other: Private ownership; Community features include storm sewer and trails; 318 units in the community
• Financial info: Lease not considered; Seller may consider concessions
• HOA & community: Part of St. Peters Condominium Association; Monthly association fee; Association amenities include pool, playground, basketball court, common ground, and trails; HOA covers insurance, grounds maintenance, exterior maintenance, management, pool, recreational facilities, snow removal and trash

Exterior

• Parking: Assigned parking (parking lot, asphalt); 2 parking spaces
• Utilities: Public water; Public sewer; Single-phase electric service; Cable available
• Home design: Attached condominium; Residential property; One-level structure
• Construction: Brick veneer and vinyl siding exterior; Architectural shingle roof; Concrete perimeter foundation; Basement: full basement with storage space
• Exterior features: Deck; Basketball court; Playground; In-ground pool; Common grounds and recreational trails

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven / range; Range hood; Refrigerator; Pantry
• Bedrooms: 2 bedrooms (both on the main level) — front bedroom and rear bedroom
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Open floor plan; Pantry; Walk-in closet(s); Blinds; Double-pane insulated windows with tilt-in feature
• Laundry & utility: Washer and dryer included; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-53 ($-633/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.7% below list).
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $131k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• 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); 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $967 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.

Negotiation context

• Only 2 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.
• Current owner paid $76k; list at $140k implies a 83% 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 $130,585 (6.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 7.9

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-26,311
• Equity at exit: $20,860

10-year hold

• IRR: -12.4%
• Equity multiple: 0.28×
• Total profit: $-28,390
• Equity at exit: $12,096

Cash invested: $39,172 (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: 290
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$58
• HOA: −$268
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-53

Break-even live

Break-even rent $1,539

Max offer price $130,585

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-13	+0% $-53	+5% $-92	+10% $-132
Rent	-10% $-169	-5% $-111	+0% $-53	+5% $5	+10% $64
Rate	-1.0pp $18	-0.5pp $-17	base $-53	+0.5pp $-89	+1.0pp $-126

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.25mi
5300 Mexico Rd Saint Peters, MO	2.0	1.0–2.0	947	$2,570	$2.71	2d	28	1.35mi

HOA detail condo

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

Listing history 11 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $139,900 Active
3. 2024-08-31
   historical
4. 2024-06-07
   listed $480,000 Active
5. 2024-06-07
   historical
6. 2007-01-08
   soldstatus $76,500
7. 2004-10-26
   soldstatus $40,000
8. 1991-12-01
   soldstatus $34,000
9. 1988-04-01
   soldstatus
10. 1983-04-01
    soldstatus $34,000
11. 1982-09-01
    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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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: $17,666
• − Mortgage interest: −$7,837
• − Property taxes: −$1,869
• − Insurance: −$700
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − HOA: −$3,216
• − Depreciation: −$4,070
• Taxable loss: −$2,852
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $52/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

+311.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-19 Listed $139,900 MARIS as Distributed by MLS Grid
• 2024-08-31 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-07 Listed $480,000 MARIS as Distributed by MLS Grid
• 2024-06-07 Coming Soon — MARIS as Distributed by MLS Grid
• 2007-01-08 Sold (Public Records) $76,500 Public Records
• 2004-10-26 Sold (Public Records) $40,000 Public Records
• 1991-12-01 Sold (Public Records) $34,000 Public Records
• 1988-04-01 Sold (Public Records) — Public Records
• 1983-04-01 Sold (Public Records) $34,000 Public Records
• 1982-09-01 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,869 · +7.0% YoY. Source: county tax records.