3335 Hampton Xing · St. Peters, MO 63303

$324,750

4 bd · 3.5 ba · 3,125 sqft · SingleFamily public records · 12 Days on market

Built 2002 8,712 sqft lot $104/sqft · 26% below area Est $439k · 26% under $17/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LESS THAN 1 MILE TO PAGE EXT & BACKING TO COMMON GROUND, this 1 OWNER, 4 BED, 3.5 BATH, 2 STORY HOME, also boasts 3175 SQ FT of living space compliments of the WALK-OUT, FINISHED LOWER LEVEL that is an ENTERTAINERS DREAM or potential IN LAWS SUITE thanks to the MINI KITCHEN/BAR w/a MINI FRIDGE, REC ROOM w/BUILT IN MEDIA EQUIPMENT, a 5TH SLEEPING AREA, & a 4TH BATHROOM w/a DISCO SHOWER! GORGEOUS HARDWOOD graces the FORMAL DINING/LIVING & great room w/a BAY WINDOW & W/B FIREPLACE w/BUILT IN BOOKSHELVES! Kitchen offers CHERRY WOOD CABINETS, BLACK ON BLACK APPLIANCES, including a SMOOTH TOP STOVE, CENTER ISLAND, & a breakfast room w/a 2ND BAY WINDOW that leads to the 16x14 DECK w/STAIRS! VAULTED MASTER SUITE w/a WALK IN CLOSET & LUXURY BATH! NEWER ROOF, FURNACE, & AC (w/in last 4 years)! MFL w/BUILT IN CUBBIES! CUSTOM MOLDING & WHITE 6 PANEL DOORS THROUGHOUT! 36 FT LONG FRONT PORCH w/PROFESSIONAL LANDSCAPING! 2 CAR GARAGE COMPLETELY DRY WALLED! IRRIGATION SYSTEM! HOT TUB STAYS & MUCH MORE!

Key facts

• Wood floors
• Bay window
• Deck

Tags

• WOOD FLOORS
• FIREPLACE
• BUILT-IN BOOKSHELVES
• BAY WINDOW
• DECK
• VINYL FENCE

Property features AI

Finance

• HOA & community: Part of Providence Park HOA; Annual HOA fee of $200 covering common ground and common area maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Front yard

Interior

• Bedrooms: 4 bedrooms (all on the upper level)
• Bathrooms: 3 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Fireplace in the great room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.2% below list).
• Recommended offer: $220k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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; 1 comparable units currently listed for rent nearby; 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $275k; 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 $220,301 (32.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 12.3

CMA / ARV

• ARV (median comp): $438,628
• List price: $324,750
• Delta: -25.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 Chervil Dr	0.14mi	4/2.5	3,212 (+3%)	0mo	$440,000	$137	84
3193 Moss Pointe Dr	0.39mi	4/3.0	3,036 (-3%)	1mo	$475,000	$156	74
3310 Hampton Xing	0.09mi	4/3.5	2,829 (-10%)	8mo	$380,000	$134	73
614 S Carolina Ct	0.37mi	3/2.5 (-1)	3,160 (+1%)	0mo	$424,000	$134	72
3409 Daybreak Ln	0.11mi	3/2.5 (-1)	2,840 (-9%)	6mo	$380,000	$134	66
80 Hillside Mdws	0.30mi	3/2.5 (-1)	3,056 (-2%)	9mo	$509,900	$167	66
1350 Spring Park Dr	0.40mi	4/3.0	2,980 (-5%)	8mo	$425,000	$143	65
3594 Westport Dr	0.21mi	5/3.0 (+1)	3,365 (+8%)	7mo	$389,000	$116	64
1307 Spring Park Dr	0.36mi	5/2.5 (+1)	2,934 (-6%)	7mo	$429,000	$146	58
505 Willow Wood Ct	0.68mi	4/3.0	3,012 (-4%)	5mo	$399,900	$133	56
118 Spring Tree Ct	0.45mi	4/3.0	2,672 (-14%)	0mo	$479,000	$179	52
1514 Caulks Hill Rd	0.62mi	3/2.5 (-1)	3,030 (-3%)	6mo	$450,000	$149	52

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: -26.1%
• Equity multiple: 0.11×
• Total profit: $-80,489
• Equity at exit: $48,421

10-year hold

• IRR: -22.2%
• Equity multiple: -0.15×
• Total profit: $-104,271
• Equity at exit: $28,078

Cash invested: $90,930 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$1,703
• Tax from tax record: −$332 /mo · $3,983/yr
• Insurance: −$135
• HOA: −$17
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-447

Break-even live

Break-even rent $2,769

Max offer price $245,803

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: $81,188
• Closing costs: $9,742
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 Autumn Oaks Dr Saint Peters, MO	3.0	2.0	2200	$2,441	$1.11	21d	1	1.35mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-05-15
   status Pending 683-char remark
2. 2026-05-04
   listed $324,750 Active 683-char remark
3. 2018-07-23
   soldstatus $275,000
4. 2018-07-19
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   LESS THAN 1 MILE TO PAGE EXT & BACKING TO COMMON GROUND, this 1 OWNER, 4 BED, 3.5 BATH, 2 STORY HOME, also boasts 3175 SQ FT of living space compliments of the WALK-OUT, FINISHED LOWER LEVEL that is an ENTERTAINERS DREAM or potential IN LAWS SUITE thanks to the MINI KITCHEN/BAR w/a MINI FRIDGE, REC ROOM w/BUILT IN MEDIA EQUIPMENT, a 5TH SLEEPING AREA, & a 4TH BATHROOM w/a DISCO SHOWER! GORGEOUS HARDWOOD graces the FORMAL DINING/LIVING & great room w/a BAY WINDOW & W/B FIREPLACE w/BUILT IN BOOKSHELVES! Kitchen offers CHERRY WOOD CABINETS, BLACK ON BLACK APPLIANCES, including a SMOOTH TOP STOVE, CENTER ISLAND, & a breakfast room w/a 2ND BAY WINDOW that leads to the 16x14 DECK w/STAIRS! VAULTED MASTER SUITE w/a WALK IN CLOSET & LUXURY BATH! NEWER ROOF, FURNACE, & AC (w/in last 4 years)! MFL w/BUILT IN CUBBIES! CUSTOM MOLDING & WHITE 6 PANEL DOORS THROUGHOUT! 36 FT LONG FRONT PORCH w/PROFESSIONAL LANDSCAPING! 2 CAR GARAGE COMPLETELY DRY WALLED! IRRIGATION SYSTEM! HOT TUB STAYS & MUCH MORE!

5. 2018-07-18
   soldstatus Closed 1036-char remark

   Show marketing remark (1036 chars)

   LESS THAN 1 MILE TO PAGE EXT & BACKING TO COMMON GROUND, this 1 OWNER, 4 BED, 3.5 BATH, 2 STORY HOME, also boasts 3175 SQ FT of living space compliments of the WALK-OUT, FINISHED LOWER LEVEL that is an ENTERTAINERS DREAM or potential IN LAWS SUITE thanks to the MINI KITCHEN/BAR w/a MINI FRIDGE, REC ROOM w/BUILT IN MEDIA EQUIPMENT, a 5TH SLEEPING AREA, & a 4TH BATHROOM w/a DISCO SHOWER! GORGEOUS HARDWOOD graces the FORMAL DINING/LIVING & great room w/a BAY WINDOW & W/B FIREPLACE w/BUILT IN BOOKSHELVES! Kitchen offers CHERRY WOOD CABINETS, BLACK ON BLACK APPLIANCES, including a SMOOTH TOP STOVE, CENTER ISLAND, & a breakfast room w/a 2ND BAY WINDOW that leads to the 16x14 DECK w/STAIRS! VAULTED MASTER SUITE w/a WALK IN CLOSET & LUXURY BATH! NEWER ROOF, FURNACE, & AC (w/in last 4 years)! MFL w/BUILT IN CUBBIES! CUSTOM MOLDING & WHITE 6 PANEL DOORS THROUGHOUT! 36 FT LONG FRONT PORCH w/PROFESSIONAL LANDSCAPING! 2 CAR GARAGE COMPLETELY DRY WALLED! IRRIGATION SYSTEM! HOT TUB STAYS & MUCH MORE!

6. 2018-06-11
   historical Contingent (No Kickout) 1036-char remark

   Show marketing remark (1036 chars)

   LESS THAN 1 MILE TO PAGE EXT & BACKING TO COMMON GROUND, this 1 OWNER, 4 BED, 3.5 BATH, 2 STORY HOME, also boasts 3175 SQ FT of living space compliments of the WALK-OUT, FINISHED LOWER LEVEL that is an ENTERTAINERS DREAM or potential IN LAWS SUITE thanks to the MINI KITCHEN/BAR w/a MINI FRIDGE, REC ROOM w/BUILT IN MEDIA EQUIPMENT, a 5TH SLEEPING AREA, & a 4TH BATHROOM w/a DISCO SHOWER! GORGEOUS HARDWOOD graces the FORMAL DINING/LIVING & great room w/a BAY WINDOW & W/B FIREPLACE w/BUILT IN BOOKSHELVES! Kitchen offers CHERRY WOOD CABINETS, BLACK ON BLACK APPLIANCES, including a SMOOTH TOP STOVE, CENTER ISLAND, & a breakfast room w/a 2ND BAY WINDOW that leads to the 16x14 DECK w/STAIRS! VAULTED MASTER SUITE w/a WALK IN CLOSET & LUXURY BATH! NEWER ROOF, FURNACE, & AC (w/in last 4 years)! MFL w/BUILT IN CUBBIES! CUSTOM MOLDING & WHITE 6 PANEL DOORS THROUGHOUT! 36 FT LONG FRONT PORCH w/PROFESSIONAL LANDSCAPING! 2 CAR GARAGE COMPLETELY DRY WALLED! IRRIGATION SYSTEM! HOT TUB STAYS & MUCH MORE!

7. 2018-06-06
   listed $275,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   LESS THAN 1 MILE TO PAGE EXT & BACKING TO COMMON GROUND, this 1 OWNER, 4 BED, 3.5 BATH, 2 STORY HOME, also boasts 3175 SQ FT of living space compliments of the WALK-OUT, FINISHED LOWER LEVEL that is an ENTERTAINERS DREAM or potential IN LAWS SUITE thanks to the MINI KITCHEN/BAR w/a MINI FRIDGE, REC ROOM w/BUILT IN MEDIA EQUIPMENT, a 5TH SLEEPING AREA, & a 4TH BATHROOM w/a DISCO SHOWER! GORGEOUS HARDWOOD graces the FORMAL DINING/LIVING & great room w/a BAY WINDOW & W/B FIREPLACE w/BUILT IN BOOKSHELVES! Kitchen offers CHERRY WOOD CABINETS, BLACK ON BLACK APPLIANCES, including a SMOOTH TOP STOVE, CENTER ISLAND, & a breakfast room w/a 2ND BAY WINDOW that leads to the 16x14 DECK w/STAIRS! VAULTED MASTER SUITE w/a WALK IN CLOSET & LUXURY BATH! NEWER ROOF, FURNACE, & AC (w/in last 4 years)! MFL w/BUILT IN CUBBIES! CUSTOM MOLDING & WHITE 6 PANEL DOORS THROUGHOUT! 36 FT LONG FRONT PORCH w/PROFESSIONAL LANDSCAPING! 2 CAR GARAGE COMPLETELY DRY WALLED! IRRIGATION SYSTEM! HOT TUB STAYS & MUCH MORE!

ⓘ 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: $3,983 · $332/mo
• Projected year-2 tax: $3,983 · $332/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 ≥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: $26,436
• − Mortgage interest: −$18,191
• − Property taxes: −$3,983
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − HOA: −$204
• − Depreciation: −$9,447
• Taxable loss: −$11,243
• Est. tax savings @ 24.0%: +$2,698
• After-tax cash flow: $-2,665/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

+18.1% since first listed

7 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $324,750 MARIS as Distributed by MLS Grid
• 2018-07-23 Sold (Public Records) $275,000 Public Records
• 2018-07-19 Pending — MARIS as Distributed by MLS Grid
• 2018-07-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-11 Contingent — MARIS as Distributed by MLS Grid
• 2018-06-06 Listed $275,000 MARIS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $3,983 · +2.9% YoY. Source: county tax records.