1436 Heritage Lndg #108 · St. Charles, MO 63303

$99,999

1 bd · 1.0 ba · 937 sqft · Condo · 128 Days on market

Built 1983 Good condition $107/sqft · 30% below area Est $142k · 30% under $550/mo HOA · 44% of rent ↓ 7% since listing

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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
• 1% rule +7.6/10.0
• Schools +5.2/10.0
• Cash flow +4.7/30.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn your HGTV dreams into reality and make this condo truly your own! Why rent when you can start building equity in a space that reflects your style? Unbeatable price, unbeatable location—just minutes from highway and bridge access in St. Charles, making your commute a breeze. This spacious condo is packed with value, featuring a brand new water heater (2026), new electrical panel (2026), a huge walk-in closet, two private patios, in-unit laundry hookups, and assigned covered parking. Enjoy stress-free, low-maintenance living—your HOA covers water, sewer, trash, groundskeeping, snow removal, secure entry, covered parking, common areas, plus exterior maintenance and insurance. Got a pup? Bring them along! This pet-friendly community offers walking paths perfect for daily strolls. Opportunities like this don’t last—schedule your tour today!

Key facts

• $550 HOA
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (35.9% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $64k (35.9% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+3.3%/yr); 200 active listings in the ZIP; 5 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).
• This rent is only 15% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 128 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $64,128 (35.9% 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. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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: 1.26% ✓
• Cap rate: 3.32%
• Cash-on-cash: -10.62%
• DSCR: 0.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $142,170
• List price: $99,999
• Delta: -29.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.2%
• Equity multiple: -0.12×
• Total profit: $-31,293
• Equity at exit: $14,910

10-year hold

• IRR: -37.1%
• Equity multiple: -0.60×
• Total profit: $-44,717
• Equity at exit: $8,646

Cash invested: $28,000 (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: 200
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$550
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-248

Break-even live

Break-even rent $1,571

Max offer price $64,128

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-213	+0% $-248	+5% $-282	+10% $-317
Rent	-10% $-347	-5% $-298	+0% $-248	+5% $-198	+10% $-149
Rate	-1.0pp $-198	-0.5pp $-222	base $-248	+0.5pp $-274	+1.0pp $-300

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Heritage Ct St Charles, MO	1.0	1.0	827	$1,200	$1.45	19d	1	0.14mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$1,668	$1.59	3d	12	0.90mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,362	$1.61	3d	10	0.96mi
99 Sugar Maple Ln St Charles, MO	1.0–2.0	1.0	782	$1,075	$1.37	3d	12	1.16mi
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	45d	1	1.35mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewertrashelectriclandscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $99,999 Active 128 DOM
2. 2026-06-18
   days on market $99,999 Active 125 DOM
3. 2026-06-17
   days on market $99,999 Active 124 DOM
4. 2026-06-16
   days on market $99,999 Active 123 DOM
5. 2026-06-15
   days on market $99,999 Active 122 DOM
6. 2026-06-13
   days on market $99,999 Active 120 DOM
7. 2026-06-13
   days on market $99,999 Active 119 DOM
8. 2026-06-09
   days on market $99,999 Active 116 DOM
9. 2026-06-08
   days on market $99,999 Active 115 DOM
10. 2026-06-07
    days on market $99,999 Active 114 DOM
11. 2026-06-05
    days on market $99,999 Active 111 DOM
12. 2026-06-03
    days on market $99,999 Active 110 DOM
13. 2026-06-01
    days on market $99,999 Active 109 DOM
14. 2026-05-31
    days on market $99,999 Active 108 DOM
15. 2026-03-29
    price $112,000 881-char remark

    Show marketing remark (881 chars)

    Turn your HGTV dreams into reality and make this condo truly your own! Why rent when you can start building equity in a space that reflects your style? Unbeatable price, unbeatable location—just minutes from highway and bridge access in St. Charles, making your commute a breeze. This spacious condo is packed with value, featuring a brand new water heater (2026), new electrical panel (2026), a huge walk-in closet, two private patios, in-unit laundry hookups, and assigned covered parking. Enjoy stress-free, low-maintenance living—your HOA covers water, sewer, trash, groundskeeping, snow removal, secure entry, covered parking, common areas, plus exterior maintenance and insurance. Got a pup? Bring them along! This pet-friendly community offers walking paths perfect for daily strolls. Opportunities like this don’t last—schedule your tour today!

16. 2026-02-13
    listed $120,000 Active 881-char remark

    Show marketing remark (881 chars)

    Turn your HGTV dreams into reality and make this condo truly your own! Why rent when you can start building equity in a space that reflects your style? Unbeatable price, unbeatable location—just minutes from highway and bridge access in St. Charles, making your commute a breeze. This spacious condo is packed with value, featuring a brand new water heater (2026), new electrical panel (2026), a huge walk-in closet, two private patios, in-unit laundry hookups, and assigned covered parking. Enjoy stress-free, low-maintenance living—your HOA covers water, sewer, trash, groundskeeping, snow removal, secure entry, covered parking, common areas, plus exterior maintenance and insurance. Got a pup? Bring them along! This pet-friendly community offers walking paths perfect for daily strolls. Opportunities like this don’t last—schedule your tour today!

17. 2026-02-12
    historical $120,000 881-char remark

    Show marketing remark (881 chars)

    Turn your HGTV dreams into reality and make this condo truly your own! Why rent when you can start building equity in a space that reflects your style? Unbeatable price, unbeatable location—just minutes from highway and bridge access in St. Charles, making your commute a breeze. This spacious condo is packed with value, featuring a brand new water heater (2026), new electrical panel (2026), a huge walk-in closet, two private patios, in-unit laundry hookups, and assigned covered parking. Enjoy stress-free, low-maintenance living—your HOA covers water, sewer, trash, groundskeeping, snow removal, secure entry, covered parking, common areas, plus exterior maintenance and insurance. Got a pup? Bring them along! This pet-friendly community offers walking paths perfect for daily strolls. Opportunities like this don’t last—schedule your tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,086
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$6,600
• − Depreciation: −$2,909
• Taxable loss: −$4,438
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $-1,910/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This well-maintained and move-in-ready condo is in good condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and energy efficiency.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Replace light fixtures with energy-efficient LED options — Saves on energy costs and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Replace light fixtures with energy-efficient LED options — Saves on energy costs and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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. 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

-6.7% since first listed

3 events — show timeline

• 2026-03-29 Price Changed $112,000 MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-02-12 Coming Soon $120,000 MARIS as Distributed by MLS Grid