516 Crestview Ln · St. Charles, MO 63301

$265,000

3 bd · 1.5 ba · 1,478 sqft · SingleFamily public records · 6 Days on market

Built 1974 7,474 sqft lot Est $315k · 16% 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 +14.6/15.0
• Cash flow +12.3/30.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 3 bed, 1.5 bath Ranch home with 1500+/- sq ft of Living Space! Wood Plank Laminate, Ceramic Tile and Carpet floors throughout the Main Level. Just through the front door sits the open and spacious living room, just beyond you will find the breakfast area and kitchen. Both have ceramic tile on the floors, movable center island, generous sized pantry, ample cabinet space & newer patio door w/build in blinds, leading to the outside. Outside you will find a larger patio, great for hosting parties, and fully fences back yard. Down the hall you will find a updated full bath & 2 nice sized bedrooms plus master bed & 1/2 bathroom. The finished lower level has a HUGE Recreation Area & Laundry, Wood burning fireplace & Lots of storage space. The home offers 3yr young roof, newer HVAC system, Pella windows throughout w built in blinds, Enjoy the nearby City of St. Charles Shops, Restaurants, Main Street, Parks, Programs & MORE! Perfect for any commute!

Key facts

• 7,474 sq ft lot
• 2 parking spots
• Built 1974

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Two parking spaces; Attached 2-car carport; Driveway and off-street parking; Concrete surfaces
• Utilities: Public water; Public sewer; Electric service connected; Cable available; Phone available
• Home design: Single family residence; One level
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Patio; Back yard and front yard; Chain link fencing in back yard

Interior

• Kitchen: Stainless steel appliances; Free-standing electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Stainless steel appliances; Free-standing electric oven; Refrigerator; Basement fireplace (wood burning)
• Laundry & utility: Laundry located in the basement; Utility room in lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-50 ($-600/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (20.3% below list).
• Recommended offer: $211k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 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.
• Zoned schools: George M. Null Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 249 students, 37% FRL); St. Charles High (math 42% / reading 54%, grade D, #153 of 521 statewide, top 29%, 817 students, 43% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 301 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2k of loan paydown is wiped out by about $8k 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.
• Current owner paid $225k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $211,240 (20.3% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $314,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Ken Dr	0.08mi	3/1.5	1,510 (+2%)	3mo	$285,000	$189	90
14 Shasta Pointe Ct Unit 49A	0.23mi	2/2.0 (-1)	1,496 (+1%)	3mo	$299,900	$200	78
36 Shady Elm Ct	0.40mi	3/2.0	1,539 (+4%)	3mo	$409,900	$266	70
139 Cole Blvd	0.34mi	3/2.0	1,368 (-7%)	2mo	$320,000	$234	68
154 Shelburne Dr	0.42mi	3/2.5	1,442 (-2%)	6mo	$325,000	$225	67
5 Cedar Ct	0.12mi	3/2.0	1,275 (-14%)	3mo	$258,000	$202	67
3005 Headland Dr	0.60mi	3/2.0	1,457 (-1%)	2mo	$310,000	$213	66
2904 Headland Dr	0.73mi	3/2.0	1,504 (+2%)	1mo	$297,775	$198	60
3413 Hilltop Dr	0.20mi	2/2.0 (-1)	1,648 (+12%)	9mo	$310,000	$188	57
2901 Headland Dr	0.75mi	3/2.0	1,524 (+3%)	4mo	$325,000	$213	55
1 Havenhill Ct	0.50mi	2/2.0 (-1)	1,334 (-10%)	7mo	$439,900	$330	47
817 Laurel Ln	0.64mi	3/2.0	1,626 (+10%)	8mo	$235,000	$145	44

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-45,739
• Equity at exit: $39,512

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-42,329
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$219 /mo · $2,625/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-50

Break-even live

Break-even rent $2,176

Max offer price $256,161

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $25	+0% $-50	+5% $-125	+10% $-200
Rent	-10% $-217	-5% $-133	+0% $-50	+5% $33	+10% $117
Rate	-1.0pp $83	-0.5pp $17	base $-50	+0.5pp $-119	+1.0pp $-189

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3149 Duquette Dr Saint Charles, MO	3.0	2.0	1597	$2,325	$1.46	44d	1	0.66mi
3006 Pirogue St St Charles, MO	2.0	2.0	1283	$2,590	$2.02	2d	1	1.42mi
2680 Droste Rd St Charles, MO	2.0	1.5	1260	$1,715	$1.36	2d	2	1.48mi

Listing history 10 events

1. 2026-06-02
   status $265,000 Pending 6 DOM
2. 2026-06-01
   days on market $265,000 Active 6 DOM
3. 2026-05-31
   days on market $265,000 Active 5 DOM
4. 2026-05-22
   historical $265,000
5. 2023-03-16
   soldstatus $225,000
6. 2023-03-10
   soldstatus Closed 1003-char remark

   Show marketing remark (1003 chars)

   Check out this charming 3 bed, 1.5 bath Ranch home with 1500+/- sq ft of Living Space! Wood Plank Laminate, Ceramic Tile and Carpet floors throughout the Main Level. Just through the front door sits the open and spacious living room, just beyond you will find the breakfast area and kitchen. Both have ceramic tile on the floors, movable center island, generous sized pantry, ample cabinet space & newer patio door w/build in blinds, leading to the outside. Outside you will find a larger patio, great for hosting parties, and fully fences back yard. Down the hall you will find a updated full bath & 2 nice sized bedrooms plus master bed & 1/2 bathroom. The finished lower level has a HUGE Recreation Area & Laundry, Wood burning fireplace & Lots of storage space. The home offers 3yr young roof, newer HVAC system, Pella windows throughout w built in blinds, Enjoy the nearby City of St. Charles Shops, Restaurants, Main Street, Parks, Programs & MORE! Perfect for any commute!

7. 2023-02-12
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Check out this charming 3 bed, 1.5 bath Ranch home with 1500+/- sq ft of Living Space! Wood Plank Laminate, Ceramic Tile and Carpet floors throughout the Main Level. Just through the front door sits the open and spacious living room, just beyond you will find the breakfast area and kitchen. Both have ceramic tile on the floors, movable center island, generous sized pantry, ample cabinet space & newer patio door w/build in blinds, leading to the outside. Outside you will find a larger patio, great for hosting parties, and fully fences back yard. Down the hall you will find a updated full bath & 2 nice sized bedrooms plus master bed & 1/2 bathroom. The finished lower level has a HUGE Recreation Area & Laundry, Wood burning fireplace & Lots of storage space. The home offers 3yr young roof, newer HVAC system, Pella windows throughout w built in blinds, Enjoy the nearby City of St. Charles Shops, Restaurants, Main Street, Parks, Programs & MORE! Perfect for any commute!

8. 2023-02-10
   listed $214,900 Active 1003-char remark

   Show marketing remark (1003 chars)

   Check out this charming 3 bed, 1.5 bath Ranch home with 1500+/- sq ft of Living Space! Wood Plank Laminate, Ceramic Tile and Carpet floors throughout the Main Level. Just through the front door sits the open and spacious living room, just beyond you will find the breakfast area and kitchen. Both have ceramic tile on the floors, movable center island, generous sized pantry, ample cabinet space & newer patio door w/build in blinds, leading to the outside. Outside you will find a larger patio, great for hosting parties, and fully fences back yard. Down the hall you will find a updated full bath & 2 nice sized bedrooms plus master bed & 1/2 bathroom. The finished lower level has a HUGE Recreation Area & Laundry, Wood burning fireplace & Lots of storage space. The home offers 3yr young roof, newer HVAC system, Pella windows throughout w built in blinds, Enjoy the nearby City of St. Charles Shops, Restaurants, Main Street, Parks, Programs & MORE! Perfect for any commute!

9. 2023-02-07
   historical $214,900 1003-char remark

   Show marketing remark (1003 chars)

   Check out this charming 3 bed, 1.5 bath Ranch home with 1500+/- sq ft of Living Space! Wood Plank Laminate, Ceramic Tile and Carpet floors throughout the Main Level. Just through the front door sits the open and spacious living room, just beyond you will find the breakfast area and kitchen. Both have ceramic tile on the floors, movable center island, generous sized pantry, ample cabinet space & newer patio door w/build in blinds, leading to the outside. Outside you will find a larger patio, great for hosting parties, and fully fences back yard. Down the hall you will find a updated full bath & 2 nice sized bedrooms plus master bed & 1/2 bathroom. The finished lower level has a HUGE Recreation Area & Laundry, Wood burning fireplace & Lots of storage space. The home offers 3yr young roof, newer HVAC system, Pella windows throughout w built in blinds, Enjoy the nearby City of St. Charles Shops, Restaurants, Main Street, Parks, Programs & MORE! Perfect for any commute!

10. 2020-11-17
    soldstatus $160,000

ⓘ 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: $2,625 · $219/mo
• Projected year-2 tax: $2,625 · $219/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: $25,349
• − Mortgage interest: −$14,844
• − Property taxes: −$2,625
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$7,709
• Taxable loss: −$5,210
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $650/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

+65.6% since first listed

7 events — show timeline

• 2026-05-22 Coming Soon $265,000 MARIS as Distributed by MLS Grid
• 2023-03-16 Sold (Public Records) $225,000 Public Records
• 2023-03-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-02-12 Pending — MARIS as Distributed by MLS Grid
• 2023-02-10 Listed $214,900 MARIS as Distributed by MLS Grid
• 2023-02-07 Coming Soon $214,900 MARIS as Distributed by MLS Grid
• 2020-11-17 Sold (Public Records) $160,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,625 · -1.5% YoY. Source: county tax records.