7 Fairways Cir Unit E · St. Charles, MO 63303

$125,000

2 bd · 1.0 ba · 1,103 sqft · Condo public records · 115 Days on market

Built 1973 $344/mo HOA · 21% of rent

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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).

• Cash flow +16.9/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• 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

Move-in ready ground-floor condo featuring 2 bedrooms and 1 full bath in a convenient central location. Major updates were completed in 2022, including fresh interior paint, new carpet, remodeled kitchen with stainless steel appliances and butcher block countertops, and an updated bathroom with new vanity and toilet. The open floor plan connects the living room, dining area, and kitchen, creating a comfortable space for everyday living and entertaining. Large windows provide abundant natural light, and the private balcony with storage offers a quiet place to relax. From the living room you can see the community pool just a short walk away. The primary bedroom includes private access to the bathroom. Oversized laundry closet with washer and dryer hookups and shelving, plus an additional hallway linen closet for extra storage. Basement storage locker also included. One assigned parking space directly in front of the building. HOA fee covers water, sewer, trash, lawn care, snow removal, and community pool access. One dog allowed up to 30 lbs. Ground level unit located in a suburban setting close to shopping, dining, and daily conveniences.

Key facts

• $344 HOA
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $83 ($996/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.3% 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 D — 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 (+3.3%/yr); 192 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $864 of loan paydown is wiped out by about $4k 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 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.28% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-14,312
• Equity at exit: $18,638

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,963
• Equity at exit: $10,808

Cash invested: $35,000 (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 63303

• Rents YoY: 3.3%
• Active inventory: 192
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$656
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$52
• HOA: −$344
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $83

Break-even live

Break-even rent $1,495

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $118	+0% $83	+5% $48	+10% $12
Rent	-10% $-43	-5% $20	+0% $83	+5% $146	+10% $209
Rate	-1.0pp $146	-0.5pp $115	base $83	+0.5pp $51	+1.0pp $18

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Cedarbrook Dr Saint Charles, MO	2.0	1.0	795	$1,255	$1.58	13d	1	0.36mi
2200 Lake Ct St Charles, MO	2.0	1.0–2.0	784	$1,749	$2.23	2d	15	0.45mi
10 San Miguel Dr St Charles, MO	1.0–2.0	1.0–1.5	897	$1,794	$2.00	2d	13	0.49mi
2717 Greenleaf Dr Saint Charles, MO	3.0	2.0	1189	$2,379	$2.00	5d	1	0.76mi
3545 Veterans Memorial Pkwy St Charles, MO	1.0–3.0	1.0–2.0	877	$1,456	$1.66	2d	21	0.76mi
1517 Shadow Wood Dr Saint Charles, MO	3.0	2.0	1064	$2,250	$2.11	11d	1	0.78mi
1464 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,550	$1.87	8d	1	0.82mi
1456 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,300	$1.57	44d	1	0.86mi
1300 Sun Lake Dr St Charles, MO	1.0–2.0	1.0–2.0	845	$1,510	$1.79	2d	12	0.96mi
2483 Falcons Way Saint Charles, MO	2.0	1.5	1050	$1,400	$1.33	44d	1	0.98mi
920 Parkcrest Dr Unit 920 St Charles, MO	2.0	1.5	1000	$1,400	$1.40	16d	1	0.99mi
3313 Droste Rd Unit 3313 St Charles, MO	2.0	1.5	850	$1,450	$1.71	2d	1	1.06mi
2680 Droste Rd St Charles, MO	2.0	1.5	1260	$1,715	$1.36	2d	2	1.22mi
2415 Chesstal St St Charles, MO	2.0	1.0	850	$1,350	$1.59	44d	1	1.28mi
2413 Chesstal St Saint Charles, MO	2.0	1.0	850	$1,350	$1.59	44d	1	1.29mi
1400 Aberdeen Ct Saint Charles, MO	1.0–2.0	1.0–2.0	950	$1,994	$2.10	2d	25	1.39mi
2000 Sherman Square Dr St Charles, MO	2.0	2.0	1092	$1,612	$1.48	2d	3	1.46mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Likely covers: watersewertrashlandscapingsnow removalpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-13
   days on market $125,000 Active 115 DOM
2. 2026-06-09
   days on market $125,000 Active 112 DOM
3. 2026-06-08
   days on market $125,000 Active 111 DOM
4. 2026-06-07
   days on market $125,000 Active 110 DOM
5. 2026-06-05
   days on market $125,000 Active 107 DOM
6. 2026-06-03
   days on market $125,000 Active 106 DOM
7. 2026-06-02
   days on market $125,000 Active 105 DOM
8. 2026-06-01
   days on market $125,000 Active 104 DOM
9. 2026-05-31
   days on market $125,000 Active 103 DOM
10. 2026-05-06
    price $125,000 1159-char remark

    Show marketing remark (1159 chars)

    Move-in ready ground-floor condo featuring 2 bedrooms and 1 full bath in a convenient central location. Major updates were completed in 2022, including fresh interior paint, new carpet, remodeled kitchen with stainless steel appliances and butcher block countertops, and an updated bathroom with new vanity and toilet. The open floor plan connects the living room, dining area, and kitchen, creating a comfortable space for everyday living and entertaining. Large windows provide abundant natural light, and the private balcony with storage offers a quiet place to relax. From the living room you can see the community pool just a short walk away. The primary bedroom includes private access to the bathroom. Oversized laundry closet with washer and dryer hookups and shelving, plus an additional hallway linen closet for extra storage. Basement storage locker also included. One assigned parking space directly in front of the building. HOA fee covers water, sewer, trash, lawn care, snow removal, and community pool access. One dog allowed up to 30 lbs. Ground level unit located in a suburban setting close to shopping, dining, and daily conveniences.

11. 2026-04-08
    price $130,000 1159-char remark

    Show marketing remark (1159 chars)

    Move-in ready ground-floor condo featuring 2 bedrooms and 1 full bath in a convenient central location. Major updates were completed in 2022, including fresh interior paint, new carpet, remodeled kitchen with stainless steel appliances and butcher block countertops, and an updated bathroom with new vanity and toilet. The open floor plan connects the living room, dining area, and kitchen, creating a comfortable space for everyday living and entertaining. Large windows provide abundant natural light, and the private balcony with storage offers a quiet place to relax. From the living room you can see the community pool just a short walk away. The primary bedroom includes private access to the bathroom. Oversized laundry closet with washer and dryer hookups and shelving, plus an additional hallway linen closet for extra storage. Basement storage locker also included. One assigned parking space directly in front of the building. HOA fee covers water, sewer, trash, lawn care, snow removal, and community pool access. One dog allowed up to 30 lbs. Ground level unit located in a suburban setting close to shopping, dining, and daily conveniences.

12. 2026-02-18
    listed $140,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Move-in ready ground-floor condo featuring 2 bedrooms and 1 full bath in a convenient central location. Major updates were completed in 2022, including fresh interior paint, new carpet, remodeled kitchen with stainless steel appliances and butcher block countertops, and an updated bathroom with new vanity and toilet. The open floor plan connects the living room, dining area, and kitchen, creating a comfortable space for everyday living and entertaining. Large windows provide abundant natural light, and the private balcony with storage offers a quiet place to relax. From the living room you can see the community pool just a short walk away. The primary bedroom includes private access to the bathroom. Oversized laundry closet with washer and dryer hookups and shelving, plus an additional hallway linen closet for extra storage. Basement storage locker also included. One assigned parking space directly in front of the building. HOA fee covers water, sewer, trash, lawn care, snow removal, and community pool access. One dog allowed up to 30 lbs. Ground level unit located in a suburban setting close to shopping, dining, and daily conveniences.

13. 2026-02-15
    historical $140,000 1159-char remark

    Show marketing remark (1159 chars)

    Move-in ready ground-floor condo featuring 2 bedrooms and 1 full bath in a convenient central location. Major updates were completed in 2022, including fresh interior paint, new carpet, remodeled kitchen with stainless steel appliances and butcher block countertops, and an updated bathroom with new vanity and toilet. The open floor plan connects the living room, dining area, and kitchen, creating a comfortable space for everyday living and entertaining. Large windows provide abundant natural light, and the private balcony with storage offers a quiet place to relax. From the living room you can see the community pool just a short walk away. The primary bedroom includes private access to the bathroom. Oversized laundry closet with washer and dryer hookups and shelving, plus an additional hallway linen closet for extra storage. Basement storage locker also included. One assigned parking space directly in front of the building. HOA fee covers water, sewer, trash, lawn care, snow removal, and community pool access. One dog allowed up to 30 lbs. Ground level unit located in a suburban setting close to shopping, dining, and daily conveniences.

14. 2022-09-07
    soldstatus $145,000
15. 2022-08-29
    soldstatus Closed 878-char remark

    Show marketing remark (878 chars)

    Move in ready spacious condo, ground floor unit, 2 bedrooms 1 full bath. Freshly painted, new carpet, updated kitchen with stainless steel appliances and butcher block counters, brand new blinds in every window. Updated bathroom new vanity and toilet all completed July 2022. Great location central to everything! Open floor plan living room, dining kitchen, perfect for entertaining. Lots of natural light, and private balcony with storage. Out of the living room window you can see the complex pool in the distance, just a short walk. Master bedroom offers own entrance into bathroom. Huge laundry cupboard with laundry hook ups and shelving, additional linen closet in hall. One parking space in front of the building. One dog allowed up to 30LBS. HOA $255 a month includes, snow removal, lawn care, subdivision pool, water, sewer, trash. Storage locker in basement.

16. 2022-08-15
    status Pending 878-char remark

    Show marketing remark (878 chars)

    Move in ready spacious condo, ground floor unit, 2 bedrooms 1 full bath. Freshly painted, new carpet, updated kitchen with stainless steel appliances and butcher block counters, brand new blinds in every window. Updated bathroom new vanity and toilet all completed July 2022. Great location central to everything! Open floor plan living room, dining kitchen, perfect for entertaining. Lots of natural light, and private balcony with storage. Out of the living room window you can see the complex pool in the distance, just a short walk. Master bedroom offers own entrance into bathroom. Huge laundry cupboard with laundry hook ups and shelving, additional linen closet in hall. One parking space in front of the building. One dog allowed up to 30LBS. HOA $255 a month includes, snow removal, lawn care, subdivision pool, water, sewer, trash. Storage locker in basement.

17. 2022-08-12
    listed $135,000 Active 878-char remark

    Show marketing remark (878 chars)

    Move in ready spacious condo, ground floor unit, 2 bedrooms 1 full bath. Freshly painted, new carpet, updated kitchen with stainless steel appliances and butcher block counters, brand new blinds in every window. Updated bathroom new vanity and toilet all completed July 2022. Great location central to everything! Open floor plan living room, dining kitchen, perfect for entertaining. Lots of natural light, and private balcony with storage. Out of the living room window you can see the complex pool in the distance, just a short walk. Master bedroom offers own entrance into bathroom. Huge laundry cupboard with laundry hook ups and shelving, additional linen closet in hall. One parking space in front of the building. One dog allowed up to 30LBS. HOA $255 a month includes, snow removal, lawn care, subdivision pool, water, sewer, trash. Storage locker in basement.

18. 2022-08-11
    historical $135,000 878-char remark

    Show marketing remark (878 chars)

    Move in ready spacious condo, ground floor unit, 2 bedrooms 1 full bath. Freshly painted, new carpet, updated kitchen with stainless steel appliances and butcher block counters, brand new blinds in every window. Updated bathroom new vanity and toilet all completed July 2022. Great location central to everything! Open floor plan living room, dining kitchen, perfect for entertaining. Lots of natural light, and private balcony with storage. Out of the living room window you can see the complex pool in the distance, just a short walk. Master bedroom offers own entrance into bathroom. Huge laundry cupboard with laundry hook ups and shelving, additional linen closet in hall. One parking space in front of the building. One dog allowed up to 30LBS. HOA $255 a month includes, snow removal, lawn care, subdivision pool, water, sewer, trash. Storage locker in basement.

19. 2006-03-08
    soldstatus $84,000
20. 2006-03-08
    soldstatus
21. 2004-11-15
    soldstatus
22. 2001-09-21
    soldstatus $70,000

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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 ≥107°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: $19,206
• − Mortgage interest: −$7,002
• − Property taxes: −$1,557
• − Insurance: −$625
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$4,128
• − Depreciation: −$3,636
• Taxable loss: −$815
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,192/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

• County: Saint Charles County · 399,703 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 46,089
• Household income: $99,138
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1026.0

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 (79%)
• Race & ethnicity: White 79% Black 6% Asian 6% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -260.84%
• Current HPI: 224.7406
• Rent YoY: ▲ 3.27%
• 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

+78.6% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-02-15 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 2022-09-07 Sold (Public Records) $145,000 Public Records
• 2022-08-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-15 Pending — MARIS as Distributed by MLS Grid
• 2022-08-12 Listed $135,000 MARIS as Distributed by MLS Grid
• 2022-08-11 Coming Soon $135,000 MARIS as Distributed by MLS Grid
• 2006-03-08 Sold (Public Records) — Public Records
• 2006-03-08 Sold (Public Records) $84,000 Public Records
• 2004-11-15 Sold (Public Records) — Public Records
• 2001-09-21 Sold (Public Records) $70,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,557 · +8.3% YoY. Source: county tax records.