131 N Main St · Foristell, MO 63348

$339,900

3 bd · 2.0 ba · 3,393 sqft · SingleFamily public records · 100 Days on market

Built 1920 9,583 sqft lot $100/sqft · 31% below area Est $495k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! The old general store in Foristell has that turn of the century charm with 45 x 32 show room with wood plank floors! Kitchen, full bathroom plus office space and or bedroom completes the main level! The upstairs residence offers 3 bedrooms, kitchen, dining room and full bathroom! Zoning is Special Old Town District, Commercial Mix-use! High visibility and heavy traffic area! Endless possibilities & great access! Duplicate listing. Please see MLS #25066839 listed under Commercial Sale/Mixed Use.

Key facts

• Upstairs residence
• Wood plank floors
• Office space

Tags

• TURN OF THE CENTURY CHARM
• WOOD PLANK FLOORS
• FULL BATHROOM
• OFFICE SPACE
• UPSTAIRS RESIDENCE
• COMMERCIAL MIX-USE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (28.4% below list).
• Recommended offer: $243k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Foristell — 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 60/100 on livability (#484 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Wentzville R-IV (suburban): math 44% / reading 52% proficiency, ranked #32 of 324 in MO (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 168 active listings in the ZIP; 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 $10k 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 100 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $340k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,358 (28.4% 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 100 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $494,979
• List price: $339,900
• Delta: -31.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Hawthorne Ridge Ct	0.72mi	4/3.5 (+1)	3,434 (+1%)	14mo	$750,000	$218	42
251 Liberty Valley Dr	0.65mi	3/2.5	2,926 (-14%)	10mo	$459,000	$157	37
261 Liberty Valley Dr	0.59mi	4/2.5 (+1)	2,940 (-13%)	16mo	$499,900	$170	30
260 Liberty Valley Dr	0.60mi	4/2.5 (+1)	2,997 (-12%)	21mo	$439,000	$146	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-69,638
• Equity at exit: $50,680

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-79,625
• Equity at exit: $29,388

Cash invested: $95,172 (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 63348

• Home prices YoY: -30.5%
• Active inventory: 168
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-227

Break-even live

Break-even rent $2,721

Max offer price $299,755

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $339,900 Active 100 DOM
2. 2026-06-17
   days on market $339,900 Active 99 DOM
3. 2026-06-16
   days on market $339,900 Active 98 DOM
4. 2026-06-15
   days on market $339,900 Active 97 DOM
5. 2026-06-13
   days on market $339,900 Active 95 DOM
6. 2026-06-13
   days on market $339,900 Active 94 DOM
7. 2026-06-09
   days on market $339,900 Active 91 DOM
8. 2026-06-08
   days on market $339,900 Active 90 DOM
9. 2026-06-08
   days on market $339,900 Active 89 DOM
10. 2026-06-05
    days on market $339,900 Active 86 DOM
11. 2026-06-03
    days on market $339,900 Active 85 DOM
12. 2026-06-02
    days on market $339,900 Active 84 DOM
13. 2026-06-01
    days on market $339,900 Active 83 DOM
14. 2026-05-31
    days on market $339,900 Active 82 DOM
15. 2026-04-28
    price $339,900 533-char remark

    Show marketing remark (533 chars)

    Great Investment Opportunity! The old general store in Foristell has that turn of the century charm with 45 x 32 show room with wood plank floors! Kitchen, full bathroom plus office space and or bedroom completes the main level! The upstairs residence offers 3 bedrooms, kitchen, dining room and full bathroom! Zoning is Special Old Town District, Commercial Mix-use! High visibility and heavy traffic area! Endless possibilities & great access! Duplicate listing. Please see MLS #25066839 listed under Commercial Sale/Mixed Use.

16. 2026-04-28
    price $33,990,000 533-char remark

    Show marketing remark (533 chars)

    Great Investment Opportunity! The old general store in Foristell has that turn of the century charm with 45 x 32 show room with wood plank floors! Kitchen, full bathroom plus office space and or bedroom completes the main level! The upstairs residence offers 3 bedrooms, kitchen, dining room and full bathroom! Zoning is Special Old Town District, Commercial Mix-use! High visibility and heavy traffic area! Endless possibilities & great access! Duplicate listing. Please see MLS #25066839 listed under Commercial Sale/Mixed Use.

17. 2026-03-16
    price $349,900 533-char remark

    Show marketing remark (533 chars)

    Great Investment Opportunity! The old general store in Foristell has that turn of the century charm with 45 x 32 show room with wood plank floors! Kitchen, full bathroom plus office space and or bedroom completes the main level! The upstairs residence offers 3 bedrooms, kitchen, dining room and full bathroom! Zoning is Special Old Town District, Commercial Mix-use! High visibility and heavy traffic area! Endless possibilities & great access! Duplicate listing. Please see MLS #25066839 listed under Commercial Sale/Mixed Use.

18. 2026-03-10
    listed $359,900 Active 533-char remark

    Show marketing remark (533 chars)

    Great Investment Opportunity! The old general store in Foristell has that turn of the century charm with 45 x 32 show room with wood plank floors! Kitchen, full bathroom plus office space and or bedroom completes the main level! The upstairs residence offers 3 bedrooms, kitchen, dining room and full bathroom! Zoning is Special Old Town District, Commercial Mix-use! High visibility and heavy traffic area! Endless possibilities & great access! Duplicate listing. Please see MLS #25066839 listed under Commercial Sale/Mixed Use.

19. 2004-10-04
    soldstatus $110,000
20. 1997-07-01
    soldstatus $34,000
21. 1989-08-01
    soldstatus
22. 1985-11-01
    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: $2,708 · $226/mo
• Projected year-2 tax: $3,297 · $275/mo
• Expected delta: +$589/yr (+$49/mo · 21.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,203
• − Mortgage interest: −$19,040
• − Property taxes: −$2,708
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$9,888
• Taxable loss: −$8,805
• Est. tax savings @ 24.0%: +$2,113
• After-tax cash flow: $-614/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: Wentzville R-IV
• NCES district ID: 2931650
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,961
• Composite: 43.49/100
• National rank: #2994
• State rank: #32 of 324 in MO

Livability — Foristell

• Score: 60/100
• State rank: #484
• US rank: #18988

Category grades

Amenities F Commute F Cost of living D- Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foristell, MO
• Population (ZIP): 10,207

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Italian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -96.34%
• Current HPI: 219.9838
• 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

+899.7% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $339,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $33,990,000 MARIS as Distributed by MLS Grid
• 2026-03-16 Price Changed $349,900 MARIS as Distributed by MLS Grid
• 2026-03-10 Listed $359,900 MARIS as Distributed by MLS Grid
• 2004-10-04 Sold (Public Records) $110,000 Public Records
• 1997-07-01 Sold (Public Records) $34,000 Public Records
• 1989-08-01 Sold (Public Records) — Public Records
• 1985-11-01 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,708 · -0.7% YoY. Source: county tax records.