684 Dundee Ct · Wentzville, MO 63385

$249,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1995 8,276 sqft lot Est $316k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Envision a distinguished lifestyle at 684 Dundee CT, Wentzville MO 63385, a meticulously maintained single-family residence constructed in 1995. This property offers a unique blend of timeless design and contemporary functionality, establishing itself as a premier address in Wentzville The residence encompasses three well-appointed bedrooms, each designed to provide comfort and privacy. With two full bathrooms, the home ensures ample convenience and refined amenities for residents and guests alike. To truly appreciate the sophisticated design and exceptional offerings of this Wentzville residence, we invite you to schedule a private viewing. Seller will review all offers on Monday, June 8,

Key facts

• 8,276 sq ft lot
• Garage
• Built 1995

Property features AI

Exterior

• Parking: Has attached garage; Has garage
• Utilities: Community water; Public sewer; Single-phase electric; Cable available
• Home design: Single-family residence; Residential property; Two levels
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms total; Two bedrooms on the main level; One bedroom on the lower level
• Bathrooms: Three full bathrooms; One half bathroom; One full bathroom on the main level; One full bathroom on the upper level; One full and one half bathroom on the lower level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-44 ($-531/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.0% below list).
• Recommended offer: $199k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Wentzville — 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 81/100 on livability (#14 in MO, #1,402 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• 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: Mount Hope Elem. (math 60% / reading 65%, grade B, #95 of 1,115 statewide, top 9%, 454 students, 15% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 700 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $249k implies a 244% 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 $199,233 (20.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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 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: 0.80% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $316,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
681 Ballantrae Dr	0.21mi	3/2.0 (+1)	1,272 (-2%)	2mo	$289,900	$228	80
692 Glenshee Dr	0.11mi	3/2.0 (+1)	1,225 (-6%)	1mo	$290,000	$237	80
343 Stone Village Dr	0.25mi	2/2.0	1,208 (-7%)	4mo	$289,900	$240	74
146 Marble Crossing Dr	0.42mi	3/2.0 (+1)	1,289 (-0%)	2mo	$315,000	$244	73
207 Rolling Rock Creek Dr	0.60mi	3/2.0 (+1)	1,298 (+0%)	2mo	$335,000	$258	65
81 Brookshire Creek Dr	0.54mi	3/2.0 (+1)	1,336 (+3%)	1mo	$350,000	$262	64
131 Stone Post Ln	0.36mi	3/2.0 (+1)	1,435 (+11%)	2mo	$315,000	$220	58
40 Double Creek Ct	0.60mi	3/2.0 (+1)	1,227 (-5%)	1mo	$300,000	$244	58
335 Aspen Creek Dr	0.43mi	3/2.0 (+1)	1,392 (+7%)	6mo	$319,900	$230	58
654 Glenshee Dr	0.25mi	3/2.0 (+1)	1,481 (+14%)	3mo	$299,900	$202	57
813 Wenstone Park Dr	0.52mi	3/3.0 (+1)	1,215 (-6%)	0mo	$324,000	$267	56
316 Aspen Creek Dr	0.54mi	3/2.0 (+1)	1,204 (-7%)	5mo	$299,000	$248	54

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-41,257
• Equity at exit: $37,127

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-31,560
• Equity at exit: $21,529

Cash invested: $69,720 (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 63385

• Home prices YoY: -31.2%
• Rents YoY: 4.0%
• Active inventory: 700
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,992 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-44

Break-even live

Break-even rent $2,048

Max offer price $241,183

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $26	+0% $-44	+5% $-115	+10% $-185
Rent	-10% $-202	-5% $-123	+0% $-44	+5% $34	+10% $113
Rate	-1.0pp $81	-0.5pp $19	base $-44	+0.5pp $-109	+1.0pp $-174

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Granite Way Wentzville, MO	2.0	2.5	1590	$2,200	$1.38	0d	1	0.18mi
710 Tobermory Ct Wentzville, MO	3.0	2.0	1670	$1,996	$1.20	5d	1	0.29mi
301 Double Creek Dr Wentzville, MO	3.0	2.0	1188	$2,100	$1.77	0d	1	0.57mi
324 Savannah Terrace Dr Wentzville, MO	3.0	2.5	1676	$2,200	$1.31	3d	1	1.31mi

Listing history 9 events

1. 2026-06-08
   status $249,000 Pending 7 DOM
2. 2026-06-07
   days on market $249,000 Active 7 DOM
3. 2026-06-03
   days on market $249,000 Active 3 DOM
4. 2026-06-02
   days on market $249,000 Active 2 DOM
5. 2026-05-26
   historical $249,000
6. 1995-11-01
   soldstatus $72,325
7. 1995-10-01
   soldstatus $66,000
8. 1995-04-01
   soldstatus $104,000
9. 1995-04-01
   soldstatus $104,000

ⓘ 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: $2,504 · $209/mo
• Projected year-2 tax: $2,504 · $209/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,908
• − Mortgage interest: −$13,948
• − Property taxes: −$2,504
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$7,244
• Taxable loss: −$4,858
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $635/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 — Wentzville

• Score: 81/100
• State rank: #14
• US rank: #1402

Category grades

Amenities C+ Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wentzville, MO
• County: Saint Charles County · 399,703 people
• City population: 51,330
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,330
• Household income: $112,199
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 662.0

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% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 216.4917
• Rent YoY: ▲ 3.96%
• 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

+139.4% since first listed

5 events — show timeline

• 2026-05-26 Coming Soon $249,000 MARIS as Distributed by MLS Grid
• 1995-11-01 Sold (Public Records) $72,325 Public Records
• 1995-10-01 Sold (Public Records) $66,000 Public Records
• 1995-04-01 Sold (Public Records) $104,000 Public Records
• 1995-04-01 Sold (Public Records) $104,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,504 · +4.1% YoY. Source: county tax records.