48 Quarry Riverfront Rd · St. Peters, MO 62036

$249,000

3 bd · 3.0 ba · 2,746 sqft · Condo · 110 Days on market

Built 2000 Good condition $250/mo HOA · 9% of rent ↓ 8% since listing

---

Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.5/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Enjoy stunning river views from this highly sought-after villa, nestled above the Mississippi River. This 3-bedroom, 3-bathroom home features an open-concept layout, vaulted ceilings and abundant natural light throughout the home. Some new fixtures through out the home. The attached 2-car garage walks into the kitchen—perfect for everyday convenience. Primary suite offers breathtaking views of the river, a spacious walk-in closet, and a well-appointed bathroom. You’ll also appreciate the main-floor laundry as a plus! Entertain or relax on the walk-out deck while taking in panoramic views. The finished lower level adds more living space with a cozy fireplace, an additional bedroom, bathroom and access to a covered concrete patio. Plenty of storage for a hobby space in the utility room. HOA takes care of the roof, lawn care, trash service, exterior window washing, and more—making low-maintenance living a breeze! Enjoy the convenient subdivision clubhouse which offers an inground pool, workout area, and more!

Key facts

• Utility room
• Walk-out deck
• Cozy fireplace

Tags

• RIVER VIEWS
• OPEN-CONCEPT LAYOUT
• WALK-OUT DECK
• FINISHED LOWER LEVEL
• COZY FIREPLACE
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Brussels CUSD 42 (rural): math 30% / reading 30% proficiency, ranked #479 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 comparable units currently listed for rent nearby; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.73×
• Total profit: $50,588
• Equity at exit: $111,961

10-year hold

• IRR: 14.7%
• Equity multiple: 3.18×
• Total profit: $151,815
• Equity at exit: $172,546

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$250
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $320

Break-even live

Break-even rent $2,495

Max offer price $249,000

Occupancy floor 84%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Golden Eagle Dr Golden Eagle, IL	4.0	2.0	2800	$2,900	$1.04	3d	1	0.63mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: trashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   price $249,000 Active 110 DOM
2. 2026-06-18
   days on market $259,000 Active 110 DOM
3. 2026-06-17
   days on market $259,000 Active 109 DOM
4. 2026-06-16
   days on market $259,000 Active 108 DOM
5. 2026-06-15
   days on market $259,000 Active 107 DOM
6. 2026-06-13
   days on market $259,000 Active 105 DOM
7. 2026-06-09
   days on market $259,000 Active 101 DOM
8. 2026-06-08
   days on market $259,000 Active 100 DOM
9. 2026-06-07
   days on market $259,000 Active 99 DOM
10. 2026-06-03
    days on market $259,000 Active 95 DOM
11. 2026-06-02
    days on market $259,000 Active 94 DOM
12. 2026-06-01
    days on market $259,000 Active 93 DOM
13. 2026-05-31
    days on market $259,000 Active 92 DOM
14. 2026-04-13
    price $259,000 1039-char remark

    Show marketing remark (1039 chars)

    Enjoy stunning river views from this highly sought-after villa, nestled above the Mississippi River. This 3-bedroom, 3-bathroom home features an open-concept layout, vaulted ceilings and abundant natural light throughout the home. Some new fixtures through out the home. The attached 2-car garage walks into the kitchen—perfect for everyday convenience. Primary suite offers breathtaking views of the river, a spacious walk-in closet, and a well-appointed bathroom. You’ll also appreciate the main-floor laundry as a plus! Entertain or relax on the walk-out deck while taking in panoramic views. The finished lower level adds more living space with a cozy fireplace, an additional bedroom, bathroom and access to a covered concrete patio. Plenty of storage for a hobby space in the utility room. HOA takes care of the roof, lawn care, trash service, exterior window washing, and more—making low-maintenance living a breeze! Enjoy the convenient subdivision clubhouse which offers an inground pool, workout area, and more!

15. 2026-02-28
    listed $265,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Enjoy stunning river views from this highly sought-after villa, nestled above the Mississippi River. This 3-bedroom, 3-bathroom home features an open-concept layout, vaulted ceilings and abundant natural light throughout the home. Some new fixtures through out the home. The attached 2-car garage walks into the kitchen—perfect for everyday convenience. Primary suite offers breathtaking views of the river, a spacious walk-in closet, and a well-appointed bathroom. You’ll also appreciate the main-floor laundry as a plus! Entertain or relax on the walk-out deck while taking in panoramic views. The finished lower level adds more living space with a cozy fireplace, an additional bedroom, bathroom and access to a covered concrete patio. Plenty of storage for a hobby space in the utility room. HOA takes care of the roof, lawn care, trash service, exterior window washing, and more—making low-maintenance living a breeze! Enjoy the convenient subdivision clubhouse which offers an inground pool, workout area, and more!

16. 2025-07-14
    price $275,000
17. 2025-05-01
    listed $280,000 Active
18. 2025-04-14
    historical

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

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$3,000
• − Depreciation: −$7,244
• Taxable income: $60
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $3,828/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 · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 3-bathroom home offers stunning river views and an open-concept layout. While it's in good condition, some cosmetic updates to the kitchen and bathrooms would significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Bathroom fixtures — Worn and dated appearance
• Minor Carpet in bedrooms and living areas — Worn appearance

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating kitchen cabinets and countertops — Modernizes the kitchen and increases functionality
• Both Updating bathroom fixtures — Modernizes the bathrooms and increases functionality
• Both Flooring replacement in bedrooms and living areas — Fresh flooring enhances the living spaces and increases functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Worn and dated appearance	Moderate	$3,000–15,000
Carpet in bedrooms and living areas · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating kitchen cabinets and countertops — Modernizes the kitchen and increases functionality ↑
• Both Updating bathroom fixtures — Modernizes the bathrooms and increases functionality ↑
• Both Flooring replacement in bedrooms and living areas — Fresh flooring enhances the living spaces and increases functionality ↑

ⓘ 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: Brussels CUSD 42
• NCES district ID: 1700102
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $52,551
• Composite: 29.28/100
• National rank: #11844
• State rank: #479 of 919 in IL

Livability — St. Peters

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

Census & demographics

• City population: 74,876
• Population (ZIP): 531

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-7.5% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $259,000 MARIS as Distributed by MLS Grid
• 2026-02-28 Listed $265,000 MARIS as Distributed by MLS Grid
• 2025-07-14 Price Changed $275,000 MARIS as Distributed by MLS Grid
• 2025-05-01 Listed $280,000 MARIS as Distributed by MLS Grid
• 2025-04-14 Coming Soon — MARIS as Distributed by MLS Grid