21 Park Charles Blvd S Unit B · St. Peters, MO 63376

$135,000

2 bd · 1.5 ba · 1,200 sqft · Condo public records · 45 Days on market

Built 1982 $112/sqft · 21% below area Est $172k · 21% under $260/mo HOA · 14% 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 +24.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +7.9/10.0
• Schools +5.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious townhouse opportunity ready for your vision! This fixer upper offers a solid layout with generously sized bedrooms and multiple large storage closets throughout. Main floor features include convenient laundry, an eat-in kitchen, and a comfortable living space with fireplace. Upstairs, you’ll find two oversized bedrooms with great natural light. Recent updates include newer insulated windows, helping improve efficiency and comfort. Enjoy a private fenced patio—perfect for relaxing or entertaining. Property includes 2 assigned parking spaces plus ample visitor parking. Located in a well-maintained community with exterior maintenance and common areas covered by the HOA. No

Key facts

• $260 HOA
• Built 1982
• Listed 44 days

Property features AI

Finance

• Other: Living area reported as 1,200 (source: Assessor)
• HOA & community: Community managed by Sentry Management; Monthly HOA fee of $260; HOA covers grounds maintenance, parking/road maintenance, common area maintenance and trash; Outside management; 40 units in the community

Exterior

• Parking: Assigned parking and guest parking in a parking lot; No driveway and no garage
• Utilities: Public water; Public sewer; Electric service with 220 volts; Cable available; Natural gas available; Phone available; Sewer connected; Water available
• Home design: Attached townhouse; Two levels; Private ownership; Fixer condition
• Construction: Brick, concrete and vinyl siding construction; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Patio; Fenced yard (wood privacy fence); Shed on property; Adjoins wooded area; Level lot; Concrete road frontage (city street)

Interior

• Kitchen: Free-standing electric range; Eat-in layout with kitchen island
• Bedrooms: Two bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Insulated windows; Storm windows; Wood-burning fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 B — 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.
• Zoned schools: Fairmount Elem. (math 43% / reading 56%, grade D, #284 of 1,115 statewide, top 30%, 1,013 students, 18% FRL); Saeger Middle (math 56% / reading 61%, grade B, #24 of 391 statewide, top 6%, 701 students, 12% FRL); Francis Howell Central High (math 36% / reading 74%, grade C, #65 of 521 statewide, top 13%, 1,805 students, 18% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 297 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $933 of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $135k implies a 589% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.37% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 6.1

CMA / ARV

• ARV (median comp): $171,861
• List price: $135,000
• Delta: -21.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,625
• Equity at exit: $20,129

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,084
• Equity at exit: $11,672

Cash invested: $37,800 (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 63376

• Rents YoY: 2.7%
• Active inventory: 297
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$708
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$56
• HOA: −$260
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $277

Break-even live

Break-even rent $1,494

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $353	-5% $315	+0% $277	+5% $239	+10% $201
Rent	-10% $131	-5% $204	+0% $277	+5% $350	+10% $423
Rate	-1.0pp $345	-0.5pp $311	base $277	+0.5pp $242	+1.0pp $206

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Park Charles Blvd N Saint Peters, MO	2.0	1.5	1280	$1,650	$1.29	18d	1	0.32mi
4153 McClay Rd Saint Charles, MO	3.0	2.0	1096	$2,100	$1.92	45d	1	0.65mi
634 Watkins Glen Dr Saint Charles, MO	3.0	2.0	1498	$2,621	$1.75	0d	1	0.75mi
18 Brooker Ct Saint Peters, MO	3.0	2.0	1104	$1,895	$1.72	5d	1	0.92mi
1360 Park Ashwood Dr St Charles, MO	2.0	2.0	936	$1,515	$1.62	0d	3	1.11mi
1400 Britain Way St Charles, MO	1.0–2.0	1.0	762	$1,484	$1.95	0d	7	1.19mi
4507 Cambrook Dr Saint Charles, MO	3.0	2.0	1279	$2,300	$1.80	13d	1	1.26mi
100 Grenache Blanc Dr St Peters, MO	1.0–3.0	1.0–2.0	1203	$1,806	$1.50	0d	29	1.27mi
1248 Mendoza Dr Saint Peters, MO	3.0	2.0	1300	$2,031	$1.56	16d	1	1.44mi
121 Shirley Ridge Dr St Charles, MO	2.0	1.0	1020	$1,475	$1.45	45d	1	1.46mi
1601 Cottleville Pkwy Saint Peters, MO	1.0–2.0	1.0–2.0	1062	$1,880	$1.77	0d	22	1.50mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: exterior maint.parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 45 DOM
2. 2026-06-18
   days on market $135,000 Active 42 DOM
3. 2026-06-17
   days on market $135,000 Active 41 DOM
4. 2026-06-16
   days on market $135,000 Active 40 DOM
5. 2026-06-15
   days on market $135,000 Active 39 DOM
6. 2026-06-13
   days on market $135,000 Active 37 DOM
7. 2026-06-13
   days on market $135,000 Active 36 DOM
8. 2026-06-09
   days on market $135,000 Active 33 DOM
9. 2026-06-08
   days on market $135,000 Active 32 DOM
10. 2026-06-07
    days on market $135,000 Active 31 DOM
11. 2026-06-05
    days on market $135,000 Active 28 DOM
12. 2026-06-03
    days on market $135,000 Active 27 DOM
13. 2026-06-02
    days on market $135,000 Active 26 DOM
14. 2026-06-01
    days on market $135,000 Active 25 DOM
15. 2026-05-31
    days on market $135,000 Active 24 DOM
16. 2026-05-16
    price $135,000 1046-char remark
17. 2026-05-08
    listed $140,000 Active 1046-char remark
18. 2026-05-04
    historical $140,000 1046-char remark
19. 1994-04-01
    soldstatus
20. 1992-07-01
    soldstatus $19,600
21. 1991-10-01
    soldstatus
22. 1982-06-01
    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: $1,874 · $156/mo
• Projected year-2 tax: $1,874 · $156/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,138
• − Mortgage interest: −$7,562
• − Property taxes: −$1,874
• − Insurance: −$675
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$3,120
• − Depreciation: −$3,927
• Taxable income: $1,437
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,979/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: 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. 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

+588.8% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 1994-04-01 Sold (Public Records) — Public Records
• 1992-07-01 Sold (Public Records) $19,600 Public Records
• 1991-10-01 Sold (Public Records) — Public Records
• 1982-06-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,874 · +5.7% YoY. Source: county tax records.