1116 Monaco Ln · St. Peters, MO 63303

$200,000

3 bd · 2.0 ba · 1,917 sqft · SingleFamily public records

Built 1970 0.32 ac lot Est $316k · 37% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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.
• Francis Howell R-III (suburban): math 53% / reading 63% proficiency, ranked #11 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Becky-David Elem. (math 62% / reading 71%, grade B+, #57 of 1,115 statewide, top 5%, 849 students, 13% FRL); Francis Howell North High (math 40% / reading 55%, grade D, #154 of 521 statewide, top 29%, 1,679 students, 19% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $6k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1970 — 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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $316,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3143 La Baron Ln	0.28mi	3/2.0	1,881 (-2%)	1mo	$485,000	$258	83
1401 Westin Dr	0.25mi	3/2.0	1,879 (-2%)	2mo	$300,000	$160	83
1540 Lienemann Dr #21	0.31mi	2/2.5 (-1)	1,912 (-0%)	4mo	$315,000	$165	75
2802 Plum Leaf Cir	0.32mi	2/2.0 (-1)	1,925 (+0%)	8mo	$285,000	$148	72
3058 Plum Creek Dr	0.31mi	3/3.0	2,063 (+8%)	4mo	$315,000	$153	66
750 Jungs Station Rd	0.65mi	3/2.0	1,962 (+2%)	1mo	$269,000	$137	65
934 Silverstone Dr	0.50mi	3/2.5	2,000 (+4%)	3mo	$305,000	$153	65
2949 Oetting Dr	0.63mi	3/2.5	1,872 (-2%)	3mo	$389,000	$208	62
3515 Eagles Hill Rdg	0.68mi	3/2.0	1,854 (-3%)	6mo	$380,000	$205	58
616 Weeping Willow Dr	0.70mi	3/2.0	1,842 (-4%)	4mo	$314,900	$171	58
3633 Coriander Dr	0.58mi	3/1.0	1,728 (-10%)	0mo	$250,000	$145	52
3605 Thyme Dr	0.57mi	3/2.5	1,680 (-12%)	3mo	$290,000	$173	48

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,650
• Equity at exit: $29,821

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $18,340
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $316

Break-even live

Break-even rent $1,751

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Forest Creek Dr St Peters, MO	2.0	1.0	1359	$2,000	$1.47	43d	1	0.32mi
3039 Plum Creek Dr Saint Peters, MO	3.0	2.0	1300	$2,180	$1.68	21d	1	0.39mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$2,332	$2.23	1d	12	0.44mi
145 Sesame Loop Unit 1 St Charles, MO	3.0	2.5	1869	$2,450	$1.31	7d	1	0.45mi
2970 Aintree Dr Saint Charles, MO	3.0	2.0	1318	$2,380	$1.81	43d	1	0.61mi
206 Waterside Crossing Ct Saint Peters, MO	2.0	2.0	1256	$2,100	$1.67	10d	1	0.64mi
3515 Ridgewood Dr Saint Charles, MO	3.0	2.5	1677	$2,535	$1.51	4d	1	0.85mi
641 Autumn Oaks Dr Saint Peters, MO	3.0	2.0	2200	$2,441	$1.11	21d	1	1.25mi

Listing history 3 events

1. 2026-05-12
   listed $200,000
2. 2026-05-12
   historical
3. 1988-06-01
   soldstatus $74,900

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $3,011 · $251/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 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,812
• − Mortgage interest: −$11,203
• − Property taxes: −$3,011
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,818
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $3,639/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: Francis Howell R-III
• NCES district ID: 2928950
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $79,768
• Composite: 52.23/100
• National rank: #1602
• State rank: #11 of 324 in MO

Livability — St. Peters

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

Census & demographics

• County: Saint Charles County · 399,703 people
• City population: 74,876
• 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

+167.0% since first listed

3 events — show timeline

• 2026-05-12 Delisted — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $200,000 MARIS as Distributed by MLS Grid
• 1988-06-01 Sold (Public Records) $74,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,011 · -5.5% YoY. Source: county tax records.