613 Summer Winds Ln Unit B · St. Peters, MO 63376

$169,900

2 bd · 1.5 ba · 1,022 sqft · Condo public records · 34 Days on market

Built 1985 $225/mo HOA · 12% of rent

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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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.2/10.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable townhouse in St Peters! The owner has been busy adding elegant finishes that you will fall in love with. Newer Stainless appliances, fresh paint, real hardwood flooring on the main level are just a few stylish things in this condo that give it a cheery updated décor. The upstairs has two generous sized bedrooms with a full bath. There is also a full basement with private laundry hookups and plenty of storage space. Located close to I70 in St Peters for easy access.

Key facts

• $225 HOA
• Parking
• Built 1985

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Summer Winds Condos Phase 1 Stage 11 association; Monthly HOA fee of $225; HOA provides association management, exterior maintenance, snow removal, and utilities

Exterior

• Parking: Assigned parking (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volt electric; Cable available
• Home design: Attached condominium; Residential property, updated/remodeled; Two levels; Basement present
• Construction: Vinyl siding; Concrete perimeter foundation; Basement with 8 ft+ poured concrete
• Exterior features: Deck; Private entrance; Sliding door(s); Storm door(s); Adjoins common ground

Interior

• Kitchen: Stainless steel appliances; Electric oven; Electric range; Free-standing refrigerator
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Kitchen/dining room combo; Laminate counters; Open floorplan; Storage; Smoke detector(s)
• Laundry & utility: Washer/dryer (hookups available); Electric dryer hookup; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Lewis Clark Elem. (math 39% / reading 49%, grade F, #469 of 1,115 statewide, top 42%, 437 students, 34% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $136k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.15% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,425
• Equity at exit: $25,333

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $835
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$891
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$71
• HOA: −$225
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $197

Break-even live

Break-even rent $1,703

Max offer price $169,900

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.97mi
131 Oak Dr Saint Peters, MO	3.0	2.0	1500	$1,950	$1.30	23d	1	1.16mi
8 Oak Dr Saint Peters, MO	3.0	1.5	1134	$2,231	$1.97	3d	1	1.16mi
43 Kingspointe Dr Saint Peters, MO	3.0	2.0	1072	$2,125	$1.98	23d	1	1.17mi
23 Steeplechase Dr Saint Peters, MO	3.0	1.0	1073	$1,776	$1.66	12d	1	1.49mi
28 Jamestown Dr Saint Peters, MO	3.0	1.0	1073	$1,825	$1.70	4d	1	1.49mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 34 DOM
2. 2026-06-17
   days on market $169,900 Active 33 DOM
3. 2026-06-16
   days on market $169,900 Active 32 DOM
4. 2026-06-15
   days on market $169,900 Active 31 DOM
5. 2026-06-13
   days on market $169,900 Active 29 DOM
6. 2026-06-09
   days on market $169,900 Active 25 DOM
7. 2026-06-08
   days on market $169,900 Active 24 DOM
8. 2026-06-07
   days on market $169,900 Active 23 DOM
9. 2026-06-03
   days on market $169,900 Active 19 DOM
10. 2026-06-02
    days on market $169,900 Active 18 DOM
11. 2026-06-01
    days on market $169,900 Active 17 DOM
12. 2026-05-31
    days on market $169,900 Active 16 DOM
13. 2026-05-16
    listed $169,900 Active
14. 2026-05-14
    historical $169,900
15. 2021-05-28
    soldstatus $135,900
16. 2021-05-24
    soldstatus Closed 485-char remark

    Show marketing remark (485 chars)

    Adorable townhouse in St Peters! The owner has been busy adding elegant finishes that you will fall in love with. Newer Stainless appliances, fresh paint, real hardwood flooring on the main level are just a few stylish things in this condo that give it a cheery updated décor. The upstairs has two generous sized bedrooms with a full bath. There is also a full basement with private laundry hookups and plenty of storage space. Located close to I70 in St Peters for easy access.

17. 2021-04-28
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Adorable townhouse in St Peters! The owner has been busy adding elegant finishes that you will fall in love with. Newer Stainless appliances, fresh paint, real hardwood flooring on the main level are just a few stylish things in this condo that give it a cheery updated décor. The upstairs has two generous sized bedrooms with a full bath. There is also a full basement with private laundry hookups and plenty of storage space. Located close to I70 in St Peters for easy access.

18. 2021-04-26
    listed $129,900 Active 485-char remark

    Show marketing remark (485 chars)

    Adorable townhouse in St Peters! The owner has been busy adding elegant finishes that you will fall in love with. Newer Stainless appliances, fresh paint, real hardwood flooring on the main level are just a few stylish things in this condo that give it a cheery updated décor. The upstairs has two generous sized bedrooms with a full bath. There is also a full basement with private laundry hookups and plenty of storage space. Located close to I70 in St Peters for easy access.

19. 2018-09-21
    soldstatus $102,100
20. 2003-04-22
    soldstatus $89,500
21. 1995-02-01
    soldstatus
22. 1994-10-01
    soldstatus $43,750
23. 1992-04-01
    soldstatus
24. 1989-08-01
    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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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: $23,440
• − Mortgage interest: −$9,517
• − Property taxes: −$1,906
• − Insurance: −$850
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − HOA: −$2,700
• − Depreciation: −$4,943
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,424/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

• Census place: St. Peters, MO
• 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

+288.3% since first listed

12 events — show timeline

• 2026-05-16 Listed $169,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2021-05-28 Sold (Public Records) $135,900 Public Records
• 2021-05-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-28 Pending — MARIS as Distributed by MLS Grid
• 2021-04-26 Listed $129,900 MARIS as Distributed by MLS Grid
• 2018-09-21 Sold (Public Records) $102,100 Public Records
• 2003-04-22 Sold (Public Records) $89,500 Public Records
• 1995-02-01 Sold (Public Records) — Public Records
• 1994-10-01 Sold (Public Records) $43,750 Public Records
• 1992-04-01 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,906 · +4.7% YoY. Source: county tax records.