917 Wilmington Dr · St. Charles, MO 63301

$1

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 30 Days on market

Built 1967 Fair condition 8,398 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 +4.9/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

To be sold at public auction on Saturday, May 9, 2026 at 1:00 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

• 8,398 sq ft lot
• Garage
• Built 1967

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $275,778 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k 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); 301 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 413666.4% of price.
• 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 1967 — 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: 0.57% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.35%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

• ARV (median comp): $275,778
• 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
917 Wilmington Dr	0.00mi	3/2.0	1,092 (0%)	1mo	$1	—	99
2111 W Randolph St	0.38mi	3/2.0	1,144 (+5%)	6mo	$280,000	$245	69
2948 Homewood Ave	0.62mi	3/2.0	1,118 (+2%)	4mo	$275,000	$246	64
2422 W Adams St	0.35mi	3/2.0	1,185 (+8%)	8mo	$270,000	$228	63
404 N Duchesne Dr	0.49mi	3/1.5	1,040 (-5%)	11mo	$225,000	$216	58
324 Elmwood Dr	0.51mi	3/2.5	1,210 (+11%)	3mo	$245,000	$202	54
1718 Gallaher Ave	0.69mi	3/1.5	972 (-11%)	8mo	$255,000	$262	41
2502 Linden Pl	0.73mi	3/1.5	988 (-10%)	12mo	$235,000	$238	38
620 Pine St	0.68mi	3/1.0	967 (-11%)	12mo	$225,000	$233	36
616 Pine St	0.68mi	2/1.0 (-1)	967 (-11%)	9mo	$220,000	$228	32
3000 Elm St	0.74mi	3/3.0	1,236 (+13%)	12mo	$229,900	$186	30
1036 Olive St	0.68mi	2/1.0 (-1)	937 (-14%)	9mo	$189,900	$203	28

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: -34.8%
• Equity multiple: -0.12×
• Total profit: $-86,783
• Equity at exit: $41,119

10-year hold

• IRR: -43.9%
• Equity multiple: -0.67×
• Total profit: $-128,811
• Equity at exit: $23,844

Cash invested: $77,218 (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: 301

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$1,446
• Tax est. 1.5%: −$345 /mo · $4,137/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-666

Break-even live

Break-even rent $2,412

Max offer price $179,367

Occupancy floor —

Sensitivity live

Price	-10% $-476	-5% $-571	+0% $-666	+5% $-762	+10% $-857
Rent	-10% $-790	-5% $-728	+0% $-666	+5% $-604	+10% $-542
Rate	-1.0pp $-527	-0.5pp $-596	base $-666	+0.5pp $-738	+1.0pp $-810

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: $68,944
• Closing costs: $8,273
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 N 5th St Saint Charles, MO	2.0	1.5	750	$1,400	$1.87	5d	1	0.85mi
1514 N 5th St Unit 1513 St Charles, MO	2.0	1.5	850	$1,400	$1.65	19d	1	0.85mi
236 S Cadillac Dr Saint Charles, MO	3.0	1.0	864	$1,600	$1.85	6d	1	0.90mi
920 N Benton Ave Unit 918 St Charles, MO	2.0	1.0	864	$1,500	$1.74	21d	1	0.97mi

Listing history 2 events

1. 2026-05-13
   status Pending 239-char remark

   Show marketing remark (239 chars)

   To be sold at public auction on Saturday, May 9, 2026 at 1:00 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 239-char remark

   Show marketing remark (239 chars)

   To be sold at public auction on Saturday, May 9, 2026 at 1:00 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: $18,829
• − Mortgage interest: −$15,448
• − Property taxes: −$4,137
• − Insurance: −$1,379
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$8,023
• Taxable loss: −$13,170
• Est. tax savings @ 24.0%: +$3,161
• After-tax cash flow: $-4,835/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 · 4 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on landscaping and exterior paint to improve its curb appeal and overall value.

Repairs flagged

• Major Landscaping — Overgrown and needs trimming
• Minor Exterior paint — Some discoloration

Value-add opportunities

• Both Landscaping and exterior paint — Improves curb appeal and enhances property value
• Both Interior updates — Fresh paint and minor repairs can significantly boost value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Exterior paint · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping and exterior paint — Improves curb appeal and enhances property value ↑
• Both Interior updates — Fresh paint and minor repairs can significantly boost value ↑

ⓘ 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

+3.0%/yr

Latest (2025): $2,516 · +1.9% YoY. Source: county tax records.