13 Dixons Ct Unit B · O'Fallon, MO 63366

$185,000

2 bd · 1.5 ba · 920 sqft · Condo public records · 2 Days on market

Built 1984 $200/mo HOA · 12% of rent

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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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This delightful two-bedroom, 1.5 bathroom condo offers the ideal blend of comfort and convenience. Recently renovated to enhance your living experience. Step inside to discover an open-concept living space, flooded with natural light and designed for both relaxation and entertaining. But the charm doesn’t stop there! Step out onto your private patio, where you can sip your morning coffee or unwind with a glass of wine. Retreat upstairs to the large master bedroom, full bath and laundry closet. The second bedroom offers flexibility as a guest room, home office, or whatever suits your lifestyle. Living here means enjoying the perfect balance of suburban tranquility and urban convenience

Key facts

• Large master bedroom
• Private patio
• Recently renovated

Tags

• PRIVATE PATIO
• OPEN-CONCEPT LIVING SPACE
• RECENTLY RENOVATED
• LARGE MASTER BEDROOM

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Marie Estates HOA; Monthly HOA fee of $200; HOA covers grounds maintenance, common area maintenance, exterior maintenance, and trash; No association amenities listed

Exterior

• Parking: 2 parking spaces; Assigned parking; Lighted parking; Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Residential condominium; One level structure (living area on one level); 920 above-grade living area
• Construction: Vinyl siding
• Exterior features: Adjoins open ground; Located on a cul-de-sac

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Electric water heater; Open living and dining areas
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (6.4% below list).
• Recommended offer: $173k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in O'Fallon — 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.
• Ft. Zumwalt R-II (suburban): math 54% / reading 60% proficiency, ranked #14 of 324 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Forest Park Elem. (math 49% / reading 53%, grade C-, #273 of 1,115 statewide, top 25%, 394 students, 39% FRL); Ft. Zumwalt North High (math 49% / reading 58%, grade C-, #83 of 521 statewide, top 16%, 1,497 students, 18% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 260 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $185k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $173,210 (6.4% 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. 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. 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?
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: 0.94% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.43% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-22,927
• Equity at exit: $27,584

10-year hold

• IRR: 3.4%
• Equity multiple: 1.29×
• Total profit: $15,252
• Equity at exit: $15,995

Cash invested: $51,800 (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 63366

• Rents YoY: 7.4%
• Active inventory: 260
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$970
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$77
• HOA: −$200
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-17

Break-even live

Break-even rent $1,754

Max offer price $181,931

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $35	+0% $-17	+5% $-70	+10% $-122
Rent	-10% $-154	-5% $-86	+0% $-17	+5% $51	+10% $119
Rate	-1.0pp $76	-0.5pp $30	base $-17	+0.5pp $-65	+1.0pp $-114

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 N Main St O'Fallon, MO	1.0–2.0	1.0	611	$1,704	$2.79	0d	8	0.44mi
200 Casalon Pkwy O'Fallon, MO	1.0–2.0	1.0	741	$1,872	$2.53	0d	26	0.55mi
704 Highland Dr O Fallon, MO	3.0	1.0	1075	$1,751	$1.63	9d	1	0.89mi
1000 Crown Jewel Cir O Fallon, MO	1.0–3.0	1.0–2.0	1042	$1,622	$1.56	0d	30	1.06mi
555 Whitegate Dr O'Fallon, MO	2.0	1.5	1000	$1,650	$1.65	25d	1	1.11mi
1 Savannah Garden Dr O Fallon, MO	2.0	2.0	948	$1,508	$1.59	0d	5	1.16mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   listed $185,000 Active 2 DOM

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$133/yr (+$11/mo · 8.0%)

ⓘ 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 · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,785
• − Mortgage interest: −$10,363
• − Property taxes: −$1,662
• − Insurance: −$925
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$2,400
• − Depreciation: −$5,382
• Taxable loss: −$3,272
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $577/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: Ft. Zumwalt R-II
• NCES district ID: 2908370
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $75,817
• Composite: 51.04/100
• National rank: #1772
• State rank: #14 of 324 in MO

Livability — O'Fallon

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

Census & demographics

• Census place: O'Fallon, MO
• County: Saint Charles County · 399,703 people
• City population: 45,862
• Metro: St. Louis, MO-IL
• Population (ZIP): 54,769
• Household income: $100,621
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 869.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 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: ▼ -219.79%
• Current HPI: 226.7579
• Rent YoY: ▲ 7.43%
• 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

+428.6% since first listed

6 events — show timeline

• 2026-06-19 Listed $185,000 MARIS as Distributed by MLS Grid
• 2004-12-09 Sold (Public Records) — Public Records
• 2003-11-26 Sold (Public Records) $78,000 Public Records
• 2003-06-02 Sold (Public Records) — Public Records
• 2000-05-09 Sold (Public Records) $56,000 Public Records
• 1995-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,662 · +11.7% YoY. Source: county tax records.