1380 Heritage Lndg #206 · St. Charles, MO 63303

$112,000

1 bd · 1.0 ba · 750 sqft · Condo · 322 Days on market

Built 1979 Good condition $149/sqft · 13% below area Est $128k · 13% under $400/mo HOA · 32% of rent ↓ 14% 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 +13.2/15.0
• Cash flow +6.7/30.0
• 1% rule +6.2/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

St. Charles! Location ! Great access to highways, close to Main Street St. Charles, well maintained 1 bedroom 1 bathroom, 2nd floor condo in Heritage Gardens Condominiums. The kitchen is gorgeous! White cabinets and very open , soft close drawers, refrigerator stays with the Unit. Updated bathroom as well. The AC is only 2 years young ! Hot water heater is 5 years young. There is a lovely screened in porch with lots of space for chairs and a table. Across the hall is a large storage area. Washer and Dryer are in the basement. NO elevator in this building. Parking spot is #7. Property CAN be used as a Rental. Pets allowed. Such a pretty pace to call home!

Key facts

• Close to main street
• Screened in porch
• Soft close drawers

Tags

• GREAT ACCESS TO HIGHWAYS
• CLOSE TO MAIN STREET
• GORGEOUS KITCHEN
• SOFT CLOSE DRAWERS
• UPDATED BATHROOM
• SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (23.2% below list).
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $86k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.3% 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.
• 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); 192 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 $774 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 322 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $86,041 (23.2% 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. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 7.4

CMA / ARV

• ARV (median comp): $128,301
• List price: $112,000
• Delta: -12.71%
• 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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-28,967
• Equity at exit: $16,700

10-year hold

• IRR: -22.9%
• Equity multiple: -0.19×
• Total profit: $-37,446
• Equity at exit: $9,684

Cash invested: $31,360 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$400
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-179

Break-even live

Break-even rent $1,486

Max offer price $86,041

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-141	+0% $-179	+5% $-218	+10% $-257
Rent	-10% $-279	-5% $-229	+0% $-179	+5% $-130	+10% $-80
Rate	-1.0pp $-123	-0.5pp $-151	base $-179	+0.5pp $-208	+1.0pp $-238

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: $28,000
• Closing costs: $3,360
• 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	18d	1	0.24mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$1,668	$1.59	2d	12	1.00mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,362	$1.61	2d	10	1.07mi
99 Sugar Maple Ln St Charles, MO	1.0–2.0	1.0	782	$1,075	$1.37	2d	12	1.08mi
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	44d	1	1.46mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $112,000 Active 322 DOM
2. 2026-06-17
   days on market $112,000 Active 321 DOM
3. 2026-06-16
   days on market $112,000 Active 320 DOM
4. 2026-06-15
   days on market $112,000 Active 319 DOM
5. 2026-06-13
   days on market $112,000 Active 317 DOM
6. 2026-06-13
   days on market $112,000 Active 316 DOM
7. 2026-06-09
   days on market $112,000 Active 313 DOM
8. 2026-06-08
   days on market $112,000 Active 312 DOM
9. 2026-06-07
   days on market $112,000 Active 311 DOM
10. 2026-06-05
    days on market $112,000 Active 308 DOM
11. 2026-06-03
    days on market $112,000 Active 307 DOM
12. 2026-06-02
    days on market $112,000 Active 306 DOM
13. 2026-06-01
    days on market $112,000 Active 305 DOM
14. 2026-05-31
    days on market $112,000 Active 304 DOM
15. 2025-09-24
    price $112,000 664-char remark

    Show marketing remark (664 chars)

    St. Charles! Location ! Great access to highways, close to Main Street St. Charles, well maintained 1 bedroom 1 bathroom, 2nd floor condo in Heritage Gardens Condominiums. The kitchen is gorgeous! White cabinets and very open , soft close drawers, refrigerator stays with the Unit. Updated bathroom as well. The AC is only 2 years young ! Hot water heater is 5 years young. There is a lovely screened in porch with lots of space for chairs and a table. Across the hall is a large storage area. Washer and Dryer are in the basement. NO elevator in this building. Parking spot is #7. Property CAN be used as a Rental. Pets allowed. Such a pretty pace to call home!

16. 2025-08-21
    price $114,000 664-char remark

    Show marketing remark (664 chars)

    St. Charles! Location ! Great access to highways, close to Main Street St. Charles, well maintained 1 bedroom 1 bathroom, 2nd floor condo in Heritage Gardens Condominiums. The kitchen is gorgeous! White cabinets and very open , soft close drawers, refrigerator stays with the Unit. Updated bathroom as well. The AC is only 2 years young ! Hot water heater is 5 years young. There is a lovely screened in porch with lots of space for chairs and a table. Across the hall is a large storage area. Washer and Dryer are in the basement. NO elevator in this building. Parking spot is #7. Property CAN be used as a Rental. Pets allowed. Such a pretty pace to call home!

17. 2025-08-06
    price $118,000 664-char remark

    Show marketing remark (664 chars)

    St. Charles! Location ! Great access to highways, close to Main Street St. Charles, well maintained 1 bedroom 1 bathroom, 2nd floor condo in Heritage Gardens Condominiums. The kitchen is gorgeous! White cabinets and very open , soft close drawers, refrigerator stays with the Unit. Updated bathroom as well. The AC is only 2 years young ! Hot water heater is 5 years young. There is a lovely screened in porch with lots of space for chairs and a table. Across the hall is a large storage area. Washer and Dryer are in the basement. NO elevator in this building. Parking spot is #7. Property CAN be used as a Rental. Pets allowed. Such a pretty pace to call home!

18. 2025-07-31
    listed $124,000 Active 664-char remark

    Show marketing remark (664 chars)

    St. Charles! Location ! Great access to highways, close to Main Street St. Charles, well maintained 1 bedroom 1 bathroom, 2nd floor condo in Heritage Gardens Condominiums. The kitchen is gorgeous! White cabinets and very open , soft close drawers, refrigerator stays with the Unit. Updated bathroom as well. The AC is only 2 years young ! Hot water heater is 5 years young. There is a lovely screened in porch with lots of space for chairs and a table. Across the hall is a large storage area. Washer and Dryer are in the basement. NO elevator in this building. Parking spot is #7. Property CAN be used as a Rental. Pets allowed. Such a pretty pace to call home!

19. 2025-01-18
    listed $125,000 Active
20. 2023-08-31
    soldstatus Closed
21. 2023-07-20
    status Pending
22. 2023-07-15
    price $123,000
23. 2023-07-07
    listed $130,000 Active

ⓘ 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: $15,108
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − HOA: −$4,800
• − Depreciation: −$3,258
• Taxable loss: −$3,881
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $-1,221/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 1-bedroom condo in Heritage Gardens Condominiums is ready for a new owner or renter. It features updated kitchen and bathroom, a screened-in porch, and is located in a great location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpets — Fresh carpeting improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpets — Fresh carpeting improves comfort and value ↑

ⓘ 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

-13.8% since first listed

9 events — show timeline

• 2025-09-24 Price Changed $112,000 MARIS as Distributed by MLS Grid
• 2025-08-21 Price Changed $114,000 MARIS as Distributed by MLS Grid
• 2025-08-06 Price Changed $118,000 MARIS as Distributed by MLS Grid
• 2025-07-31 Listed $124,000 MARIS as Distributed by MLS Grid
• 2025-01-18 Listed $125,000 MARIS as Distributed by MLS Grid
• 2023-08-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-20 Pending — MARIS as Distributed by MLS Grid
• 2023-07-15 Price Changed $123,000 MARIS as Distributed by MLS Grid
• 2023-07-07 Listed $130,000 MARIS as Distributed by MLS Grid