1741 Gascony Parc Dr · Lake St. Louis, MO 63367

$94,900

2 bd · 1.0 ba · 864 sqft · Condo · 7 Days on market

Built 1970 Good condition $428/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

Key facts

• $428 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Community of approximately 145 units
• HOA & community: HOA managed by Tree Stone Property Management; Monthly association fee (paid monthly) that includes insurance, exterior maintenance, grounds maintenance, parking/road maintenance, common area maintenance, pool and pool maintenance, roof, sewer, trash, water, pest control, snow removal, and management; Community amenities: clubhouse, fitness center, golf, lake, fishing, pool, tennis courts, playground, park, sidewalks, restaurant

Exterior

• Parking: Assigned parking in an asphalt parking lot; Additional parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric service (other); Cable available and connected; Phone available; Sewer connected; Water connected; Underground utilities; Electricity connected
• Home design: Residential condominium; Attached unit; Updated/remodeled condition; One level
• Construction: Wood siding; Asphalt roof; Concrete perimeter foundation; Built in public records (year source: Public Records)
• Exterior features: Adjoins common ground; Panel doors; Outdoor in-ground pool; Beach access to Lake Saint Louis; Clubhouse, lake, park, playground, sidewalks, and community amenities

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Ice maker; Pantry; Eat-in layout
• Bedrooms: 2 bedrooms (both on the main level) — approximately 10x13 and 10x12
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/dining room combo; Open floorplan; Pantry; Storage; Insulated windows; Window treatments; Smoke detector(s)
• Laundry & utility: In-unit laundry with washer hookup; Laundry closet (in hall/inside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 12.1% vs local median 3.1% in Lake St. Louis — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Wentzville R-IV (suburban): math 44% / reading 52% proficiency, ranked #32 of 324 in MO (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lakeview Elementary (math 50% / reading 56%, grade C, #221 of 1,115 statewide, top 20%, 630 students, 12% FRL); Emil E. Holt Sr. High (math 48% / reading 58%, grade C-, #88 of 521 statewide, top 17%, 1,273 students, 12% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 230 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• This rent is only 17% of the median local income ($138k/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 $656 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $94,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.06% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.21% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.62×
• Total profit: $16,487
• Equity at exit: $14,150

10-year hold

• IRR: 25.1%
• Equity multiple: 3.38×
• Total profit: $63,215
• Equity at exit: $8,205

Cash invested: $26,572 (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 63367

• Rents YoY: 4.2%
• Active inventory: 230
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$428
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $458

Break-even live

Break-even rent $1,372

Max offer price $94,900

Occupancy floor 72%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Warsen Ave Wentzville, MO	3.0	1.0	864	$1,875	$2.17	14d	1	1.09mi
1000 Centinnial Club DR O'Fallon, MO	2.0–3.0	2.0–2.5	1309	$2,290	$1.75	2d	32	1.15mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: watersewertrashpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-13
   status Pending 855-char remark
2. 2026-05-06
   listed $94,900 Active 855-char remark
3. 2026-04-30
   price $100,000
4. 2026-02-05
   listed $119,900 Active
5. 2017-11-02
   soldstatus Closed

   Show marketing remark (704 chars)

   This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

6. 2017-10-18
   status Pending

   Show marketing remark (704 chars)

   This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

7. 2017-10-09
   historical Option

   Show marketing remark (704 chars)

   This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

8. 2017-10-09
   status Pending

   Show marketing remark (704 chars)

   This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

9. 2017-10-03
   status Active

   Show marketing remark (704 chars)

   This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

10. 2017-09-18
    status Pending

    Show marketing remark (704 chars)

    This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

11. 2017-09-12
    price $64,900

    Show marketing remark (704 chars)

    This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

12. 2017-08-31
    status Active

    Show marketing remark (704 chars)

    This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

13. 2017-07-20
    status Pending

    Show marketing remark (704 chars)

    This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

14. 2017-06-29
    listed $67,500 Active

    Show marketing remark (704 chars)

    This is a 2 Bed, 1 Bath condo in great location in Lake St. Louis, off of HWY 70 and close to Lake St. Louis Amenities such as shopping and dining. This unit has neutral paint, newer kitchen cabinets, 6 panel doors and a full size washer & dryer is included. This condo also has one assigned parking space for your convenience, and water, sewer & trash are included with condo fee of $155/month. In addition, residents of Mystic village enjoy full Lake St. Louis Community Association amenities including access to both lakes for boating & fishing, a golf course, pools, club house etc. There is a Mystic Village monthly association fee plus Lake St. Louis Community Association annual fee.

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,420
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$5,136
• − Depreciation: −$2,761
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,401/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, updated 2-bedroom condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental ceiling fans — improves comfort and energy efficiency ↑

ⓘ 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: Wentzville R-IV
• NCES district ID: 2931650
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,961
• Composite: 43.49/100
• National rank: #2994
• State rank: #32 of 324 in MO

Livability — Lake St. Louis

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

Census & demographics

• Census place: Lake St. Louis, MO
• County: Saint Charles County · 399,703 people
• City population: 27,893
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,725
• Household income: $137,648
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 184.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -165.38%
• Current HPI: 208.2774
• Rent YoY: ▲ 4.21%
• 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

+40.6% since first listed

15 events — show timeline

• 2026-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $119,900 MARIS as Distributed by MLS Grid
• 2017-11-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-10-18 Pending — MARIS as Distributed by MLS Grid
• 2017-10-09 Contingent — MARIS as Distributed by MLS Grid
• 2017-10-09 Pending — MARIS as Distributed by MLS Grid
• 2017-10-03 Relisted — MARIS as Distributed by MLS Grid
• 2017-09-18 Pending — MARIS as Distributed by MLS Grid
• 2017-09-12 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2017-08-31 Relisted — MARIS as Distributed by MLS Grid
• 2017-07-20 Pending — MARIS as Distributed by MLS Grid
• 2017-06-29 Listed $67,500 MARIS as Distributed by MLS Grid