9038 Villaridge Ct · St. George, MO 63123

$136,900

3 bd · 1.5 ba · 1,254 sqft · Condo public records · 43 Days on market

Built 1965 $109/sqft · 6% below area Est $145k · 6% under $348/mo HOA · 19% of rent

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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 +21.5/30.0
• ARV discount +10.1/15.0
• 1% rule +8.4/10.0
• DSCR +6.9/10.0
• Schools +3.5/10.0
• 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

Check out this charming 3 bedroom, 1.5 bathroom townhome in Southridge subdivision. Mehlville school district. Home features an updated kitchen with custom cabinets, granite countertops, and backsplash. A/C is only 2 years old and ready to tackle your summer needs. Both bathrooms have been updated with newer vanity and ceramic tile. Private laundry with extra storage space. Beautiful inground pool and condo clubhouse, perfect for entertaining or laying out. Convenient to major highways and shopping. A low maintenance, move-in-ready home in a fantastic location. Don't miss this opportunity!

Key facts

• Extra storage space
• Custom cabinets
• Private laundry

Tags

• UPDATED KITCHEN
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• PRIVATE LAUNDRY
• EXTRA STORAGE SPACE
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $137k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 189 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $946 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $92k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,793 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 6.2

CMA / ARV

• ARV (median comp): $145,244
• List price: $136,900
• Delta: -5.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,923
• Equity at exit: $20,412

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $9,938
• Equity at exit: $11,837

Cash invested: $38,332 (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 63123

• Rents YoY: 3.0%
• Active inventory: 189
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$718
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$57
• HOA: −$348
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $205

Break-even live

Break-even rent $1,572

Max offer price $136,900

Occupancy floor 84%

Sensitivity live

Price	-10% $282	-5% $243	+0% $205	+5% $166	+10% $127
Rent	-10% $60	-5% $132	+0% $205	+5% $277	+10% $349
Rate	-1.0pp $274	-0.5pp $239	base $205	+0.5pp $169	+1.0pp $133

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9551 Cantwell Dr Saint Louis, MO	2.0	1.0	1090	$1,750	$1.61	15d	1	0.84mi
9517 Lydell Dr Saint Louis, MO	3.0	1.0	1064	$1,800	$1.69	11d	1	0.93mi
3633 Shores Dr Saint Louis, MO	3.0	2.0	884	$1,920	$2.17	15d	1	1.18mi
3605 Traceyrich Rd St. Louis, MO	2.0	2.0	972	$1,650	$1.70	44d	1	1.20mi
2231 Rosegarden Dr Saint Louis, MO	3.0	3.0	1649	$2,100	$1.27	2d	1	1.31mi
4610 Heege Rd Saint Louis, MO	3.0	1.5	1205	$1,485	$1.23	17d	1	1.47mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-16
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Check out this charming 3 bedroom, 1.5 bathroom townhome in Southridge subdivision. Mehlville school district. Home features an updated kitchen with custom cabinets, granite countertops, and backsplash. A/C is only 2 years old and ready to tackle your summer needs. Both bathrooms have been updated with newer vanity and ceramic tile. Private laundry with extra storage space. Beautiful inground pool and condo clubhouse, perfect for entertaining or laying out. Convenient to major highways and shopping. A low maintenance, move-in-ready home in a fantastic location. Don't miss this opportunity!

2. 2026-05-04
   price $136,900 600-char remark

   Show marketing remark (600 chars)

   Check out this charming 3 bedroom, 1.5 bathroom townhome in Southridge subdivision. Mehlville school district. Home features an updated kitchen with custom cabinets, granite countertops, and backsplash. A/C is only 2 years old and ready to tackle your summer needs. Both bathrooms have been updated with newer vanity and ceramic tile. Private laundry with extra storage space. Beautiful inground pool and condo clubhouse, perfect for entertaining or laying out. Convenient to major highways and shopping. A low maintenance, move-in-ready home in a fantastic location. Don't miss this opportunity!

3. 2026-04-17
   price $139,900 600-char remark

   Show marketing remark (600 chars)

   Check out this charming 3 bedroom, 1.5 bathroom townhome in Southridge subdivision. Mehlville school district. Home features an updated kitchen with custom cabinets, granite countertops, and backsplash. A/C is only 2 years old and ready to tackle your summer needs. Both bathrooms have been updated with newer vanity and ceramic tile. Private laundry with extra storage space. Beautiful inground pool and condo clubhouse, perfect for entertaining or laying out. Convenient to major highways and shopping. A low maintenance, move-in-ready home in a fantastic location. Don't miss this opportunity!

4. 2026-04-03
   listed $143,900 Active 600-char remark

   Show marketing remark (600 chars)

   Check out this charming 3 bedroom, 1.5 bathroom townhome in Southridge subdivision. Mehlville school district. Home features an updated kitchen with custom cabinets, granite countertops, and backsplash. A/C is only 2 years old and ready to tackle your summer needs. Both bathrooms have been updated with newer vanity and ceramic tile. Private laundry with extra storage space. Beautiful inground pool and condo clubhouse, perfect for entertaining or laying out. Convenient to major highways and shopping. A low maintenance, move-in-ready home in a fantastic location. Don't miss this opportunity!

5. 2012-08-17
   soldstatus 779-char remark

   Show marketing remark (779 chars)

   Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems. Offers will not be considered until seven (7) calendar days after initial listing period begins. Only offers from buyers utilizing federal funds under the Neighborhood Stabilization Program (NSP), municipalities, non-profit organizations and owner-occupants will be considered during the eighth (8th) through the twelfth (12th) calendar days after the initial listing date. Seller will consider all offers from all buyers beginning on the thirteenth (13th ) calendar day following the initial listing date. Engineer report attached. All offers must include addendum from the buyer acknowledging receipt as well as have read the engineer report.

6. 2012-06-08
   listed $54,900 779-char remark

   Show marketing remark (779 chars)

   Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems. Offers will not be considered until seven (7) calendar days after initial listing period begins. Only offers from buyers utilizing federal funds under the Neighborhood Stabilization Program (NSP), municipalities, non-profit organizations and owner-occupants will be considered during the eighth (8th) through the twelfth (12th) calendar days after the initial listing date. Seller will consider all offers from all buyers beginning on the thirteenth (13th ) calendar day following the initial listing date. Engineer report attached. All offers must include addendum from the buyer acknowledging receipt as well as have read the engineer report.

7. 2003-07-18
   soldstatus $92,000
8. 1993-07-23
   soldstatus $55,000
9. 1985-05-01
   soldstatus $48,900
10. 1985-05-01
    soldstatus

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 · 21 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: $21,969
• − Mortgage interest: −$7,669
• − Property taxes: −$1,424
• − Insurance: −$684
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$4,176
• − Depreciation: −$3,983
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,331/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — St. George

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

Census & demographics

• Census place: St. George, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

+180.0% since first listed

10 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $136,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $143,900 MARIS as Distributed by MLS Grid
• 2012-08-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-06-08 Listed $54,900 MARIS as Distributed by MLS Grid
• 2003-07-18 Sold (Public Records) $92,000 Public Records
• 1993-07-23 Sold (Public Records) $55,000 Public Records
• 1985-05-01 Sold (Public Records) — Public Records
• 1985-05-01 Sold (Public Records) $48,900 Public Records

Property tax history

+5.8%/yr

Latest (2022): $1,424 · +10.1% YoY. Source: county tax records.