47 Southwinds Dr · St. Peters, MO 63376

$230,000

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 8 Days on market

Built 1974 7,710 sqft lot Est $291k · 21% under

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautiful 3-bedroom, 1-bath home full of natural light and charm. The living room features large windows that let in plenty of sunlight, making the space feel open and airy. The eat-in kitchen has easy-maintenance Pergo flooring, kitchen cabinets that have been refreshed and a fresh coat of paint that creates a bright and inviting space to cook and entertain. Just off the kitchen, you'll find a delightful screened in porch —the perfect spot for reading, hosting game night, or simply enjoying views of the outdoors. Enjoy the Spacious Full Bath that has an updated and easy-to-clean BathFitter tub/shower as well as Vanity and Toilet. The large fenced-in backyard offers amp

Key facts

• 7,710 sq ft lot
• 3 parking spots
• Built 1974

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence
• Financial info: Lease not considered; No home warranty indicated

Exterior

• Parking: 3 total parking spaces; Attached carport (1 space); Driveway; Oversized parking area; Aggregate surface
• Utilities: Public water; Public sewer; Single-phase electric; Cable connected; Electricity connected; Natural gas connected; Phone connected; Water connected; Sewer connected
• Home design: Single-family residence; Private ownership; One story
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Concrete perimeter foundation; Built above grade (living area reported by assessor)
• Exterior features: Front porch; Rear porch; Patio (screened); Screened porch; Landscaped yard; Some trees; Rectangular lot

Interior

• Kitchen: Eat-in kitchen with island
• Bedrooms: 3 bedrooms on the main level (all bedrooms located on main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Wi-Fi; Patio; Storage
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (4.8% below list).
• Recommended offer: $219k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.2% in St. Peters — 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 C — 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: St. Peters Elem. (384 students, 32% FRL); Ft. Zumwalt South High (math 57% / reading 70%, grade B-, #24 of 521 statewide, top 4%, 1,334 students, 15% FRL).
• Market conditions: Rents rising (+2.7%/yr); 290 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $230k implies a 246% 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 $219,038 (4.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $291,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Southwinds Dr	0.00mi	3/1.0	1,146 (0%)	1mo	$230,000	$201	99
13 Northwinds Dr	0.15mi	3/2.0	1,142 (-0%)	2mo	$289,900	$254	86
23 Northwinds Dr	0.11mi	3/1.5	1,164 (+2%)	6mo	$250,000	$215	86
34 Southwinds Dr	0.08mi	3/1.0	1,020 (-11%)	3mo	$250,000	$245	76
124 Del Oro Dr	0.32mi	3/2.0	1,154 (+1%)	12mo	$300,000	$260	70
47 W Douglas Dr	0.42mi	3/2.0	1,144 (-0%)	11mo	$300,000	$262	67
159 Blue Water Dr	0.39mi	3/2.0	1,230 (+7%)	9mo	$350,000	$285	58
8 Soutee Dr	0.62mi	3/1.5	1,104 (-4%)	7mo	$276,000	$250	57
21 Sun Beam Ct	0.73mi	3/2.0	1,200 (+5%)	3mo	$325,000	$271	52
251 Timberbrook Dr Unit B	0.52mi	2/1.0 (-1)	1,040 (-9%)	5mo	$189,900	$183	51
112 Hollow Creek Dr	0.66mi	3/2.5	1,090 (-5%)	12mo	$299,000	$274	45
6 Tori Ann Dr	0.74mi	3/2.0	1,295 (+13%)	2mo	$299,900	$232	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-24,079
• Equity at exit: $34,294

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-5,921
• Equity at exit: $19,886

Cash invested: $64,400 (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 63376

• Rents YoY: 2.7%
• Active inventory: 290
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $218

Break-even live

Break-even rent $1,914

Max offer price $230,000

Occupancy floor 85%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Kingsmont Ct Saint Peters, MO	3.0	2.0	1488	$2,446	$1.64	22d	1	0.81mi
43 Kingspointe Dr Saint Peters, MO	3.0	2.0	1072	$2,125	$1.98	23d	1	1.05mi
8 Oak Dr Saint Peters, MO	3.0	1.5	1134	$2,231	$1.97	3d	1	1.28mi
131 Oak Dr Saint Peters, MO	3.0	2.0	1500	$1,950	$1.30	23d	1	1.30mi

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-04-24
   listed $230,000 Active
3. 2026-04-16
   historical $230,000
4. 1998-05-11
   soldstatus $66,500
5. 1990-01-01
   soldstatus $56,000
6. 1988-07-01
   soldstatus $57,000
7. 1984-08-01
   soldstatus

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°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: $26,285
• − Mortgage interest: −$12,884
• − Property taxes: −$2,525
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$6,691
• Taxable loss: −$1,170
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $2,897/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 — St. Peters

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

Census & demographics

• County: Saint Charles County · 399,703 people
• City population: 74,876
• Metro: St. Louis, MO-IL
• Population (ZIP): 74,962
• Household income: $96,393
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 964.0

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 2% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 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: ▼ -315.50%
• Current HPI: 230.3362
• Rent YoY: ▲ 2.69%
• 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

+303.5% since first listed

7 events — show timeline

• 2026-05-02 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $230,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $230,000 MARIS as Distributed by MLS Grid
• 1998-05-11 Sold (Public Records) $66,500 Public Records
• 1990-01-01 Sold (Public Records) $56,000 Public Records
• 1988-07-01 Sold (Public Records) $57,000 Public Records
• 1984-08-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,525 · +10.8% YoY. Source: county tax records.