405 N Kingshighway St · St. Charles, MO 63301

$1

2 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 30 Days on market

Built 1906 Fair condition 6,865 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.1/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

To be sold at public auction on Saturday, May 9, 2026 from our auction barn located at 421 John Deere Drive; Troy, MO Buyer responsibility to double school boundaries. Public Open House on Thursday April 16, 2026 from 4:00pm-6:00pm

Key facts

• 6,865 sq ft lot
• Built 1906
• Listed 30 days

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $274,194 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-754 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• St. Charles R-VI (urban): math 44% / reading 52% proficiency, ranked #51 of 324 in MO (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 294 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• It's been on market 30 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 411291.5% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.53% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.79%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $274,194
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 Park Ave	0.45mi	3/1.0 (+1)	1,348 (-1%)	1mo	$229,900	$171	71
1044 Tompkins St	0.46mi	3/1.0 (+1)	1,377 (+1%)	1mo	$250,000	$182	71
723 N 7th St	0.31mi	2/2.0	1,276 (-6%)	2mo	$249,900	$196	69
68 Barton Pl	0.48mi	2/1.0	1,454 (+7%)	2mo	$250,000	$172	64
45 Saint Leonard Ct	0.45mi	3/1.0 (+1)	1,288 (-6%)	2mo	$250,000	$194	63
2017 W Adams St	0.37mi	3/2.0 (+1)	1,449 (+6%)	1mo	$284,900	$197	62
28 Eau Claire Dr	0.59mi	3/1.0 (+1)	1,384 (+2%)	3mo	$275,000	$199	62
617 Lindenwood Ave	0.22mi	3/3.0 (+1)	1,482 (+9%)	1mo	$289,000	$195	62
622 N Benton Ave	0.41mi	3/2.0 (+1)	1,504 (+10%)	1mo	$350,000	$233	54
917 N 5th St	0.53mi	3/2.0 (+1)	1,258 (-8%)	3mo	$275,000	$219	51
808 S 6th St	0.72mi	3/2.0 (+1)	1,282 (-6%)	2mo	$225,000	$176	46
609 S 4th St	0.73mi	3/1.0 (+1)	1,170 (-14%)	2mo	$274,900	$235	36

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -37.8%
• Equity multiple: -0.20×
• Total profit: $-92,170
• Equity at exit: $40,883

10-year hold

• IRR: -54.2%
• Equity multiple: -0.83×
• Total profit: $-140,846
• Equity at exit: $23,707

Cash invested: $76,774 (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 63301

• Rents YoY: 3.2%
• Active inventory: 294

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$1,438
• Tax est. 1.5%: −$343 /mo · $4,113/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-754

Break-even live

Break-even rent $2,399

Max offer price $165,024

Occupancy floor —

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: $68,549
• Closing costs: $8,226
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 N 3rd St Apt D St Charles, MO	1.0	1.0	1000	$1,300	$1.30	24d	1	0.61mi
2680 Droste Rd St Charles, MO	2.0	1.5	1260	$1,715	$1.36	2d	2	1.31mi
1300 Sun Lake Dr St Charles, MO	1.0–2.0	1.0–2.0	845	$1,510	$1.79	2d	12	1.43mi

Listing history 2 events

1. 2026-05-13
   status Pending 231-char remark

   Show marketing remark (231 chars)

   To be sold at public auction on Saturday, May 9, 2026 from our auction barn located at 421 John Deere Drive; Troy, MO Buyer responsibility to double school boundaries. Public Open House on Thursday April 16, 2026 from 4:00pm-6:00pm

2. 2026-04-13
   listed $1 Active 231-char remark

   Show marketing remark (231 chars)

   To be sold at public auction on Saturday, May 9, 2026 from our auction barn located at 421 John Deere Drive; Troy, MO Buyer responsibility to double school boundaries. Public Open House on Thursday April 16, 2026 from 4:00pm-6:00pm

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 20 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: $17,323
• − Mortgage interest: −$15,359
• − Property taxes: −$4,113
• − Insurance: −$1,371
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$7,977
• Taxable loss: −$14,268
• Est. tax savings @ 24.0%: +$3,424
• After-tax cash flow: $-5,629/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.

Condition & rehab AI · 17 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, focusing on exterior siding, flooring, paint, windows, landscaping, and porch repairs. Improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant weathering and discoloration.
• Major Hardwood floors — Worn and in need of refinishing or replacement.
• Major Paint — Chipped and worn in some areas, requiring repainting.
• Major Windows — Signs of wear, possibly requiring replacement or repair.
• Major Landscaping — Overgrown and in need of trimming and landscaping improvements.
• Major Porch — Wear and tear, possibly requiring repairs or replacement of porch elements.
• Unknown HVAC/mechanical — No photos provided, but likely in need of inspection and potential repair or replacement.
• Unknown Foundation/structure — No photos provided, but may require inspection for any structural issues.

Value-add opportunities

• Both Painting and refinishing hardwood floors — Improves appearance and value for both resale and rental.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers/renters.
• Both Window replacement or repair — Improves home's energy efficiency and enhances curb appeal.
• Both HVAC/mechanical inspection and repair — Ensures the home is energy-efficient and comfortable for potential buyers/renters.
• Both Porch repairs or replacement — Improves the home's curb appeal and can attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering and discoloration.	Major	$15,000–50,000
Hardwood floors · Worn and in need of refinishing or replacement.	Major	$15,000–50,000
Paint · Chipped and worn in some areas, requiring repainting.	Major	$15,000–50,000
Windows · Signs of wear, possibly requiring replacement or repair.	Major	$15,000–50,000
Landscaping · Overgrown and in need of trimming and landscaping improvements.	Major	$15,000–50,000
Porch · Wear and tear, possibly requiring repairs or replacement of porch elements.	Major	$15,000–50,000
HVAC/mechanical · No photos provided, but likely in need of inspection and potential repair or replacement.	Unknown	$500–3,000
Foundation/structure · No photos provided, but may require inspection for any structural issues.	Unknown	$500–3,000
Total estimated repair cost · 8 items		$91,000–306,000

Value-add ROI direction

• Both Painting and refinishing hardwood floors — Improves appearance and value for both resale and rental. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers/renters. ↑
• Both Window replacement or repair — Improves home's energy efficiency and enhances curb appeal. ↑
• Both HVAC/mechanical inspection and repair — Ensures the home is energy-efficient and comfortable for potential buyers/renters. ↑
• Both Porch repairs or replacement — Improves the home's curb appeal and can attract more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Charles R-VI
• NCES district ID: 2928920
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $52,897
• Composite: 41.38/100
• National rank: #3486
• State rank: #51 of 324 in MO

Livability — St. Charles

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

Census & demographics

• Census place: St. Charles, MO
• County: Saint Charles County · 399,703 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 52,667
• Household income: $85,308
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1118.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4%

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: ▼ -289.53%
• Current HPI: 221.0637
• Rent YoY: ▲ 3.20%
• 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

Property tax history

+2.1%/yr

Latest (2025): $2,708 · +3.2% YoY. Source: county tax records.