116 S Cadillac Dr · St. Charles, MO 63301

$245,000

3 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 6 Days on market

Built 1955 6,987 sqft lot Est $336k · 27% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hot New Listing. Move in NOW!! Vinyl Siding, One Car Garage, Fenced Yard w/extra Wide Gates & Added White Vinyl for Patio Privacy, (Tuff) Utility Shed. Updates include 200 Amp Service, Extra Insulation Blown into Attic, Newer HVAC w/Heat Pump. Spacious Kitchen w/Planning Desk, Plenty of Cabinets, Built In Double Oven, Built In Stove, Microwave, Refrigerator, Washer & Dryer Included. Rec Family Room in Partial Finished Lower Level. Gleaming Wood Floors. Nicely maintained Home. Chair Lift can be purchased for an additional cost.

Key facts

• 6,987 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (10.6% below list).
• Recommended offer: $219k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in St. Charles — 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.
• 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.
• Zoned schools: Blackhurst Elementary (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 236 students, 56% FRL); St. Charles High (math 42% / reading 54%, grade D, #153 of 521 statewide, top 29%, 817 students, 43% FRL).
• Market conditions: Rents rising (+3.2%/yr); 301 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $135k; list at $245k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $219,009 (10.6% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $335,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 S Cadillac Dr	0.00mi	3/1.0	1,704 (0%)	1mo	$245,000	$144	99
1901 W Adams St	0.54mi	3/2.0	1,700 (-0%)	0mo	$335,000	$197	70
313 Gum Tree Dr	0.35mi	3/2.5	1,802 (+6%)	1mo	$325,000	$180	67
616 Norma Dr	0.59mi	3/2.0	1,698 (-0%)	2mo	$280,000	$165	66
2709 Sibley St	0.19mi	2/2.0 (-1)	1,550 (-9%)	3mo	$300,000	$194	65
908 Crescent Dr	0.73mi	3/2.5	1,713 (+0%)	1mo	$365,000	$213	58
2417 Headland Dr	0.49mi	3/2.0	1,552 (-9%)	1mo	$340,000	$219	57
2017 W Adams St	0.53mi	3/2.0	1,449 (-15%)	1mo	$284,900	$197	45
429 Dove Dr	0.72mi	3/2.0	1,864 (+9%)	3mo	$285,000	$153	45
2904 Headland Dr	0.67mi	3/2.0	1,504 (-12%)	1mo	$297,775	$198	44
68 Barton Pl	0.58mi	2/1.0 (-1)	1,454 (-15%)	2mo	$250,000	$172	41
3005 Headland Dr	0.75mi	3/2.0	1,457 (-14%)	2mo	$310,000	$213	35

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-30,934
• Equity at exit: $36,530

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-14,466
• Equity at exit: $21,183

Cash invested: $68,600 (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
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$212 /mo · $2,546/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $131

Break-even live

Break-even rent $2,024

Max offer price $245,000

Occupancy floor 89%

Sensitivity live

Price	-10% $270	-5% $200	+0% $131	+5% $62	+10% $-8
Rent	-10% $-42	-5% $45	+0% $131	+5% $218	+10% $304
Rate	-1.0pp $254	-0.5pp $193	base $131	+0.5pp $68	+1.0pp $3

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 S Pam Ave Saint Charles, MO	4.0	2.5	1880	$2,484	$1.32	45d	1	0.23mi
820 Saint Charles Ave Saint Charles, MO	4.0	2.0	1288	$1,800	$1.40	45d	1	0.95mi
3149 Duquette Dr Saint Charles, MO	3.0	2.0	1597	$2,325	$1.46	45d	1	1.16mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $245,000 Active
3. 2026-04-20
   historical $245,000
4. 2017-01-10
   soldstatus $135,000
5. 2017-01-10
   soldstatus
6. 2017-01-06
   soldstatus Closed 540-char remark

   Show marketing remark (540 chars)

   Hot New Listing. Move in NOW!! Vinyl Siding, One Car Garage, Fenced Yard w/extra Wide Gates & Added White Vinyl for Patio Privacy, (Tuff) Utility Shed. Updates include 200 Amp Service, Extra Insulation Blown into Attic, Newer HVAC w/Heat Pump. Spacious Kitchen w/Planning Desk, Plenty of Cabinets, Built In Double Oven, Built In Stove, Microwave, Refrigerator, Washer & Dryer Included. Rec Family Room in Partial Finished Lower Level. Gleaming Wood Floors. Nicely maintained Home. Chair Lift can be purchased for an additional cost.

7. 2016-12-09
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Hot New Listing. Move in NOW!! Vinyl Siding, One Car Garage, Fenced Yard w/extra Wide Gates & Added White Vinyl for Patio Privacy, (Tuff) Utility Shed. Updates include 200 Amp Service, Extra Insulation Blown into Attic, Newer HVAC w/Heat Pump. Spacious Kitchen w/Planning Desk, Plenty of Cabinets, Built In Double Oven, Built In Stove, Microwave, Refrigerator, Washer & Dryer Included. Rec Family Room in Partial Finished Lower Level. Gleaming Wood Floors. Nicely maintained Home. Chair Lift can be purchased for an additional cost.

8. 2016-12-09
   listed $139,900 Active 540-char remark

   Show marketing remark (540 chars)

   Hot New Listing. Move in NOW!! Vinyl Siding, One Car Garage, Fenced Yard w/extra Wide Gates & Added White Vinyl for Patio Privacy, (Tuff) Utility Shed. Updates include 200 Amp Service, Extra Insulation Blown into Attic, Newer HVAC w/Heat Pump. Spacious Kitchen w/Planning Desk, Plenty of Cabinets, Built In Double Oven, Built In Stove, Microwave, Refrigerator, Washer & Dryer Included. Rec Family Room in Partial Finished Lower Level. Gleaming Wood Floors. Nicely maintained Home. Chair Lift can be purchased for an additional cost.

9. 2014-07-15
   soldstatus $115,000
10. 2014-07-09
    soldstatus 258-char remark

    Show marketing remark (258 chars)

    Great location in St. Charles City. Close to schools, churches, Lindenwood University. Freshly painted, new kitchen floor, new carpeting in basement, hardwood floors in the bedrooms. Level back yard! Newer AC and oil furnace. Washer and dryer are included.

11. 2014-05-16
    listed $129,500 258-char remark

    Show marketing remark (258 chars)

    Great location in St. Charles City. Close to schools, churches, Lindenwood University. Freshly painted, new kitchen floor, new carpeting in basement, hardwood floors in the bedrooms. Level back yard! Newer AC and oil furnace. Washer and dryer are included.

ⓘ 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: $2,546 · $212/mo
• Projected year-2 tax: $2,546 · $212/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 ≥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: $26,281
• − Mortgage interest: −$13,724
• − Property taxes: −$2,546
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,127
• Taxable loss: −$2,546
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $2,184/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: 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

Price history

+89.2% since first listed

11 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $245,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $245,000 MARIS as Distributed by MLS Grid
• 2017-01-10 Sold (Public Records) — Public Records
• 2017-01-10 Sold (Public Records) $135,000 Public Records
• 2017-01-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-12-09 Pending — MARIS as Distributed by MLS Grid
• 2016-12-09 Listed $139,900 MARIS as Distributed by MLS Grid
• 2014-07-15 Sold (Public Records) $115,000 Public Records
• 2014-07-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-05-16 Listed $129,500 MARIS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,546 · -0.5% YoY. Source: county tax records.