2523 Wyaconda Ct · Arnold, MO 63026

$139,900

2 bd · 1.5 ba · 506 sqft · Townhouse public records · 14 Days on market

Built 1983 1,306 sqft lot $276/sqft · 118% above area Est $128k · 9% over $110/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +10.4/30.0
• Rent growth +4.4/5.0
• Schools +3.8/10.0
• ARV discount +3.4/15.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2-story townhouse in the heart of Fenton! Conveniently located just minutes from Gravois Bluffs, shopping and dining in Arnold, and easy access to Highway 141, I-55, Highway 21, & Highway 30, this home offers both convenience and low-maintenance living. The main floor features a spacious living room, an updated kitchen with a custom pantry and dining area, convenient main-floor laundry, and a half bath. Upstairs, you’ll find two generously sized bedrooms and a full bath complete with an added storage cabinet for extra organization. Fresh updates throughout include new flooring and updated paint, giving the home a clean, modern feel. Enjoy bonus outd

Key facts

• Private balcony
• Custom pantry
• Main floor laundry

Tags

• 2 STORY TOWNHOUSE
• CUSTOM PANTRY
• MAIN FLOOR LAUNDRY
• PRIVATE BALCONY
• PATIO WITH STORAGE

Property features AI

Finance

• Other: No other grouped amenities provided
• Financial info: No additional financial details provided
• HOA & community: HOA: Bluff View; HOA fee $110 per month; HOA covers exterior maintenance, parking/road maintenance, and trash; Association amenities listed as None

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, water, and sewer connected
• Home design: Townhouse; Residential property; Two levels; Entry level information not provided; Facing direction not provided
• Construction: Vinyl siding
• Exterior features: Small lot (about 0.03 acre); Lot described as 'Other'

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Fireplace in the living room; Central air
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.9% below list).
• Recommended offer: $115k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Arnold — 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 62/100 on livability (#396 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meramec Heights Elem. (math 39% / reading 42%, grade F, #525 of 1,115 statewide, top 47%, 425 students, 52% FRL); Fox Sr. High (math 12% / reading 57%, grade F, #321 of 521 statewide, top 67%, 1,742 students, 28% FRL).
• Market conditions: Rents rising fast (+7.7%/yr); 150 active listings in the ZIP; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).
• This rent is only 14% of the median local income ($98k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,869 (17.9% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $128,228
• List price: $139,900
• Delta: 9.10%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-21,614
• Equity at exit: $20,860

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,110
• Equity at exit: $12,096

Cash invested: $39,172 (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 63026

• Rents YoY: 7.7%
• Active inventory: 150
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$58
• HOA: −$110
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-74

Break-even live

Break-even rent $1,242

Max offer price $126,906

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-34	+0% $-74	+5% $-113	+10% $-153
Rent	-10% $-164	-5% $-119	+0% $-74	+5% $-28	+10% $17
Rate	-1.0pp $-3	-0.5pp $-38	base $-74	+0.5pp $-110	+1.0pp $-147

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 5 events

1. 2026-05-15
   listed $145,000 Active 833-char remark
2. 2019-04-05
   soldstatus $89,900
3. 2009-09-09
   soldstatus
4. 2005-07-21
   soldstatus
5. 2001-12-27
   soldstatus $50,000

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$408/yr (+$34/mo · 43.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,784
• − Mortgage interest: −$7,837
• − Property taxes: −$949
• − Insurance: −$700
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$1,320
• − Depreciation: −$4,070
• Taxable loss: −$3,296
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $-92/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Arnold

• Score: 62/100
• State rank: #396
• US rank: #17082

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 108,544 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 45,354
• Household income: $97,553
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 513.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.59%
• Current HPI: 211.8944
• Rent YoY: ▲ 7.72%
• 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

+179.8% since first listed

7 events — show timeline

• 2026-05-29 Pending — MARIS as Distributed by MLS Grid
• 2026-05-27 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $145,000 MARIS as Distributed by MLS Grid
• 2019-04-05 Sold (Public Records) $89,900 Public Records
• 2009-09-09 Sold (Public Records) — Public Records
• 2005-07-21 Sold (Public Records) — Public Records
• 2001-12-27 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $949 · +5.3% YoY. Source: county tax records.