2411 Muegge Rd · St. Charles, MO 63303

$255,000

2 bd · 2.0 ba · 1,028 sqft · MultiFamily public records · 3 Days on market

Built 1987 6,534 sqft lot $248/sqft · 54% below area

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Turnkey and move-in ready, this beautifully updated 3-bedroom, 2-bath end-unit duplex offers comfort, convenience, and exceptional value. Freshly painted throughout, the home features new laminate flooring on the upper level, tile in the kitchen and bathrooms, and brand-new carpeting in the partially finished lower level with walkout access. The spacious primary suite includes private access to a deck, while the kitchen opens to an additional deck overlooking extensive landscaping—perfect for relaxing or entertaining. The inviting living room features a charming window seat, and all bedrooms are equipped with closet organizers for added functionality. A parquet entry foyer adds charac

Key facts

• 2 garage spots
• Built 1987
• Listed 3 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Residential condominium; Two levels
• Construction: Brick and vinyl siding exterior; Architectural shingle roof
• Exterior features: Covered patio/porch with awning; Back yard and front yard; Level lot with some trees

Interior

• Kitchen: Large kitchen about 21 x 15
• Bedrooms: 3 bedrooms total, including 2 on the main level and 1 on the lower level; Typical bedroom size about 12 x 10
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning with electric service; Ceiling fans
• Interior features: Partially finished full basement; 4 total rooms
• Laundry & utility: Dedicated laundry room about 12 x 12

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 10.7% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• St. Charles R-VI (urban): math 44% / reading 52% proficiency, ranked #51 of 324 in MO (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harris Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 408 students, 30% FRL); St. Charles West High (math 42% / reading 57%, grade D, #124 of 521 statewide, top 28%, 631 students, 30% FRL).
• Market conditions: Rents rising (+3.3%/yr); 192 active listings in the ZIP; 7 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).
• This rent runs 40% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 3.3% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $255k implies a 198% 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 $255,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.29% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $758,950
• List price: $255,000
• Delta: -66.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $19,442
• Equity at exit: $38,021

10-year hold

• IRR: 16.5%
• Equity multiple: 2.37×
• Total profit: $97,653
• Equity at exit: $22,048

Cash invested: $71,400 (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 63303

• Rents YoY: 3.3%
• Active inventory: 192
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,279 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $940

Break-even live

Break-even rent $2,089

Max offer price $255,000

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,280
Total (2 units)			$3,279

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3545 Veterans Memorial Pkwy St Charles, MO	1.0–3.0	1.0–2.0	877	$1,456	$1.66	1d	21	0.67mi
1366 Brandywine Ln Saint Peters, MO	3.0	2.0	1198	$2,151	$1.80	43d	1	0.73mi
2717 Greenleaf Dr Saint Charles, MO	3.0	2.0	1189	$2,379	$2.00	4d	1	0.76mi
10 San Miguel Dr St Charles, MO	1.0–2.0	1.0–1.5	897	$1,794	$2.00	1d	13	0.81mi
1517 Shadow Wood Dr Saint Charles, MO	3.0	2.0	1064	$2,250	$2.11	11d	1	1.10mi
43 Plum Tree Dr Saint Peters, MO	3.0	2.0	1477	$2,530	$1.71	4d	1	1.20mi
1306 Garden Valley Dr Unit C St Peters, MO	1.0	1.0	720	$1,000	$1.39	19d	1	1.26mi

Listing history 7 events

1. 2026-05-13
   status Pending 1155-char remark
2. 2026-05-09
   listed $255,000 Active 1155-char remark
3. 2026-05-02
   historical $255,000 1155-char remark
4. 2024-03-25
   soldstatus $85,500
5. 1999-08-10
   soldstatus $92,000
6. 1999-05-28
   soldstatus
7. 1993-08-01
   soldstatus $112,500

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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: $39,348
• − Mortgage interest: −$14,284
• − Property taxes: −$2,479
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,148
• − Management: −$3,148
• − Depreciation: −$7,418
• Taxable income: $7,596
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $9,461/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: St. Charles R-VI
• NCES district ID: 2928920
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $52,897
• Composite: 41.38/100
• National rank: #3486
• State rank: #51 of 324 in MO

Livability — St. Charles

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

Census & demographics

• Census place: St. Charles, MO
• 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

+126.7% since first listed

8 events — show timeline

• 2026-06-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-09 Listed $255,000 MARIS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $255,000 MARIS as Distributed by MLS Grid
• 2024-03-25 Sold (Public Records) $85,500 Public Records
• 1999-08-10 Sold (Public Records) $92,000 Public Records
• 1999-05-28 Sold (Public Records) — Public Records
• 1993-08-01 Sold (Public Records) $112,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,479 · +9.5% YoY. Source: county tax records.