1465 Heritage Lndg #102 · St. Charles, MO 63303

$152,500

3 bd · 2.0 ba · 1,327 sqft · Condo · 139 Days on market

Built 1979 Fair condition $115/sqft · at area comps Est $146k · at est. $550/mo HOA · 28% 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 +10.5/30.0
• 1% rule +7.7/10.0
• ARV discount +5.5/15.0
• Schools +5.2/10.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!!! Welcome Home! Spacious ground-level end-unit condo offering exceptional one-floor living with NO STEPS. Features a large primary suite with private bath, dressing area, and walk-in closet, plus two additional generously sized bedrooms. The updated kitchen includes a stove and dishwasher and opens to a dedicated dining area. Enjoy a bright, oversized living room with French doors leading to the private patio. Neutral paint throughout with updated bathrooms. This secured building offers an elevator from the under-building garage directly to the unit, one assigned parking space, additional secured storage, and in-unit washer and dryer. Association fees include water, sewer, and trash. Ideal location—walk or bike to the Katy Trail, with quick access to Hwy 94, 364, I-70, and I-40. Must see to appreciate the amount of space and convenience this condo offers. Don’t miss this fantastic opportunity!

Key facts

• Private bath
• Walk-in closet
• One-floor living

Tags

• GROUND-LEVEL END-UNIT CONDO
• ONE-FLOOR LIVING
• PRIVATE BATH
• WALK-IN CLOSET
• UPDATED KITCHEN
• DEDICATED DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $152k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-78 ($-934/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 139 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 28% 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 $134,200 (12.0% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.27% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 6.6

CMA / ARV

• ARV (median comp): $145,998
• List price: $152,500
• Delta: 4.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-28,778
• Equity at exit: $22,738

10-year hold

• IRR: -10.4%
• Equity multiple: 0.35×
• Total profit: $-27,782
• Equity at exit: $13,185

Cash invested: $42,700 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$800
• Tax est. 1.5%: −$191 /mo · $2,288/yr
• Insurance: −$64
• HOA: −$550
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-78

Break-even live

Break-even rent $2,030

Max offer price $141,233

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-25	+0% $-78	+5% $-131	+10% $-183
Rent	-10% $-230	-5% $-154	+0% $-78	+5% $-2	+10% $75
Rate	-1.0pp $-1	-0.5pp $-39	base $-78	+0.5pp $-117	+1.0pp $-158

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Heritage Lndg Saint Charles, MO	2.0	2.0	1132	$1,800	$1.59	44d	1	0.10mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$2,332	$2.23	2d	12	0.83mi
3039 Plum Creek Dr Saint Peters, MO	3.0	2.0	1300	$2,180	$1.68	22d	1	0.83mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,648	$1.95	2d	10	0.92mi
1321 Forest Creek Dr St Peters, MO	2.0	1.0	1359	$2,000	$1.47	44d	1	0.95mi
2970 Aintree Dr Saint Charles, MO	3.0	2.0	1318	$2,380	$1.81	44d	1	0.96mi
206 Waterside Crossing Ct Saint Peters, MO	2.0	2.0	1256	$2,100	$1.67	11d	1	1.01mi
3212 Stonehenge Dr Saint Charles, MO	3.0	2.0	1189	$2,000	$1.68	44d	1	1.22mi
99 Sugar Maple Ln St Charles, MO	1.0–2.0	1.0	782	$1,450	$1.85	2d	12	1.26mi
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	44d	1	1.31mi
2505 Arena Pkwy Unit 304 St Charles, MO	3.0	2.0	1486	$2,495	$1.68	2d	1	1.47mi
145 Sesame Loop Unit 1 St Charles, MO	3.0	2.5	1869	$2,450	$1.31	8d	1	1.48mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewertrashparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-10
   status $152,500 Pending 139 DOM
2. 2026-06-09
   days on market $152,500 Active 139 DOM
3. 2026-06-08
   days on market $152,500 Active 138 DOM
4. 2026-06-08
   price $152,500 Active 137 DOM
5. 2026-06-07
   days on market $155,000 Active 137 DOM
6. 2026-06-05
   days on market $155,000 Active 134 DOM
7. 2026-06-03
   days on market $155,000 Active 133 DOM
8. 2026-06-02
   days on market $155,000 Active 132 DOM
9. 2026-06-01
   days on market $155,000 Active 131 DOM
10. 2026-05-31
    days on market $155,000 Active 130 DOM
11. 2026-04-24
    price $155,000 938-char remark

    Show marketing remark (938 chars)

    Motivated Seller!!! Welcome Home! Spacious ground-level end-unit condo offering exceptional one-floor living with NO STEPS. Features a large primary suite with private bath, dressing area, and walk-in closet, plus two additional generously sized bedrooms. The updated kitchen includes a stove and dishwasher and opens to a dedicated dining area. Enjoy a bright, oversized living room with French doors leading to the private patio. Neutral paint throughout with updated bathrooms. This secured building offers an elevator from the under-building garage directly to the unit, one assigned parking space, additional secured storage, and in-unit washer and dryer. Association fees include water, sewer, and trash. Ideal location—walk or bike to the Katy Trail, with quick access to Hwy 94, 364, I-70, and I-40. Must see to appreciate the amount of space and convenience this condo offers. Don’t miss this fantastic opportunity!

12. 2026-03-14
    price $158,500 938-char remark

    Show marketing remark (938 chars)

    Motivated Seller!!! Welcome Home! Spacious ground-level end-unit condo offering exceptional one-floor living with NO STEPS. Features a large primary suite with private bath, dressing area, and walk-in closet, plus two additional generously sized bedrooms. The updated kitchen includes a stove and dishwasher and opens to a dedicated dining area. Enjoy a bright, oversized living room with French doors leading to the private patio. Neutral paint throughout with updated bathrooms. This secured building offers an elevator from the under-building garage directly to the unit, one assigned parking space, additional secured storage, and in-unit washer and dryer. Association fees include water, sewer, and trash. Ideal location—walk or bike to the Katy Trail, with quick access to Hwy 94, 364, I-70, and I-40. Must see to appreciate the amount of space and convenience this condo offers. Don’t miss this fantastic opportunity!

13. 2026-01-21
    listed $160,000 Active 938-char remark

    Show marketing remark (938 chars)

    Motivated Seller!!! Welcome Home! Spacious ground-level end-unit condo offering exceptional one-floor living with NO STEPS. Features a large primary suite with private bath, dressing area, and walk-in closet, plus two additional generously sized bedrooms. The updated kitchen includes a stove and dishwasher and opens to a dedicated dining area. Enjoy a bright, oversized living room with French doors leading to the private patio. Neutral paint throughout with updated bathrooms. This secured building offers an elevator from the under-building garage directly to the unit, one assigned parking space, additional secured storage, and in-unit washer and dryer. Association fees include water, sewer, and trash. Ideal location—walk or bike to the Katy Trail, with quick access to Hwy 94, 364, I-70, and I-40. Must see to appreciate the amount of space and convenience this condo offers. Don’t miss this fantastic opportunity!

14. 2019-09-27
    soldstatus Closed 327-char remark

    Show marketing remark (327 chars)

    This is a rare and very spacious ground floor 3 bed 2 bath condo featuring fresh paint throughout, garage parking space and hard flooring. The building even includes an elevator and a trash shoot for your convenience. Very close to Hwy 94, 364 and easy access to 70 and 40. Association pays water, sewer, trash. Don't miss out!

15. 2019-08-12
    status Pending 327-char remark

    Show marketing remark (327 chars)

    This is a rare and very spacious ground floor 3 bed 2 bath condo featuring fresh paint throughout, garage parking space and hard flooring. The building even includes an elevator and a trash shoot for your convenience. Very close to Hwy 94, 364 and easy access to 70 and 40. Association pays water, sewer, trash. Don't miss out!

16. 2019-07-20
    price $117,900 327-char remark

    Show marketing remark (327 chars)

    This is a rare and very spacious ground floor 3 bed 2 bath condo featuring fresh paint throughout, garage parking space and hard flooring. The building even includes an elevator and a trash shoot for your convenience. Very close to Hwy 94, 364 and easy access to 70 and 40. Association pays water, sewer, trash. Don't miss out!

17. 2019-06-18
    listed $119,900 Active 327-char remark

    Show marketing remark (327 chars)

    This is a rare and very spacious ground floor 3 bed 2 bath condo featuring fresh paint throughout, garage parking space and hard flooring. The building even includes an elevator and a trash shoot for your convenience. Very close to Hwy 94, 364 and easy access to 70 and 40. Association pays water, sewer, trash. Don't miss out!

ⓘ 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: $23,180
• − Mortgage interest: −$8,542
• − Property taxes: −$2,288
• − Insurance: −$762
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$6,600
• − Depreciation: −$4,436
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $-177/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

Fair 45/100 Moderate rehab

This ground-level end-unit condo requires moderate repairs and maintenance to improve its condition and value. Fresh paint, updated fixtures, and landscaping would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor kitchen backsplash — tiled backsplash in need of cleaning
• Minor bathroom fixtures — standard fixtures in need of cleaning
• Moderate exterior siding — visible wear on stucco siding
• Minor landscaping — bare landscaping, gravel driveway

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale repair exterior siding — improved exterior enhances curb appeal
• Both landscape — enhances curb appeal and adds value
• Resale update kitchen backsplash — clean and fresh backsplash enhances kitchen appeal
• Resale update bathroom fixtures — clean and updated fixtures enhance bathroom appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · tiled backsplash in need of cleaning	Minor	$500–3,000
bathroom fixtures · standard fixtures in need of cleaning	Minor	$500–3,000
exterior siding · visible wear on stucco siding	Moderate	$3,000–15,000
landscaping · bare landscaping, gravel driveway	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale repair exterior siding — improved exterior enhances curb appeal ↑
• Both landscape — enhances curb appeal and adds value ↑
• Resale update kitchen backsplash — clean and fresh backsplash enhances kitchen appeal ↑
• Resale update bathroom fixtures — clean and updated fixtures enhance bathroom appeal ↑

ⓘ 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

+29.3% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-03-14 Price Changed $158,500 MARIS as Distributed by MLS Grid
• 2026-01-21 Listed $160,000 MARIS as Distributed by MLS Grid
• 2019-09-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-12 Pending — MARIS as Distributed by MLS Grid
• 2019-07-20 Price Changed $117,900 MARIS as Distributed by MLS Grid
• 2019-06-18 Listed $119,900 MARIS as Distributed by MLS Grid