9 Fairways Cir Unit A · St. Charles, MO 63303

$129,900

2 bd · 1.0 ba · 1,170 sqft · Condo public records · 22 Days on market

Built 1973 $111/sqft · 6% below area Est $139k · 6% under $343/mo HOA · 22% 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 +15.2/30.0
• ARV discount +10.4/15.0
• 1% rule +7.3/10.0
• DSCR +4.7/10.0
• 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

Listing remarks MLS

Ready to move in, on ground floor, one step up from parking lot. Has a lot of updated and must see. Also just steps away from the pool and pavilion. Just a couple blocks from Hwy 70 and Zumbehl and lots of restaurant and grocery shopping

Key facts

• Steps away from pool
• Ground floor
• $343 HOA

Tags

• GROUND FLOOR
• STEPS AWAY FROM POOL
• COUPLE BLOCKS FROM HWY 70

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $45 ($535/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Market conditions: Rents rising (+3.3%/yr); 192 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $898 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 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $89k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 6.8

CMA / ARV

• ARV (median comp): $138,909
• List price: $129,900
• Delta: -6.49%
• 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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-17,558
• Equity at exit: $19,369

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-8,953
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$681
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$54
• HOA: −$343
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $45

Break-even live

Break-even rent $1,538

Max offer price $129,900

Occupancy floor 92%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Cedarbrook Dr Saint Charles, MO	2.0	1.0	795	$1,255	$1.58	12d	1	0.31mi
2200 Lake Ct St Charles, MO	2.0	1.0–2.0	784	$1,749	$2.23	1d	15	0.42mi
10 San Miguel Dr St Charles, MO	1.0–2.0	1.0–1.5	897	$1,794	$2.00	1d	13	0.54mi
1464 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,550	$1.87	7d	1	0.78mi
2717 Greenleaf Dr Saint Charles, MO	3.0	2.0	1189	$2,379	$2.00	4d	1	0.80mi
1517 Shadow Wood Dr Saint Charles, MO	3.0	2.0	1064	$2,250	$2.11	11d	1	0.81mi
1456 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,300	$1.57	43d	1	0.81mi
3545 Veterans Memorial Pkwy St Charles, MO	1.0–3.0	1.0–2.0	877	$1,456	$1.66	1d	21	0.81mi
1300 Sun Lake Dr St Charles, MO	1.0–2.0	1.0–2.0	845	$1,510	$1.79	1d	12	0.91mi
2483 Falcons Way Saint Charles, MO	2.0	1.5	1050	$1,400	$1.33	43d	1	0.94mi
920 Parkcrest Dr Unit 920 St Charles, MO	2.0	1.5	1000	$1,400	$1.40	16d	1	0.98mi
3313 Droste Rd Unit 3313 St Charles, MO	2.0	1.5	850	$1,450	$1.71	2d	1	1.05mi
2680 Droste Rd St Charles, MO	2.0	1.5	1260	$1,715	$1.36	1d	2	1.17mi
2415 Chesstal St St Charles, MO	2.0	1.0	850	$1,350	$1.59	43d	1	1.23mi
2413 Chesstal St Saint Charles, MO	2.0	1.0	850	$1,350	$1.59	43d	1	1.23mi
1400 Aberdeen Ct Saint Charles, MO	1.0–2.0	1.0–2.0	950	$1,994	$2.10	1d	25	1.36mi
2000 Sherman Square Dr St Charles, MO	2.0	2.0	1092	$1,612	$1.48	1d	3	1.42mi

HOA detail condo

• Monthly dues: $343 · $4,116/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-12
   status Pending 238-char remark

   Show marketing remark (238 chars)

   Ready to move in, on ground floor, one step up from parking lot. Has a lot of updated and must see. Also just steps away from the pool and pavilion. Just a couple blocks from Hwy 70 and Zumbehl and lots of restaurant and grocery shopping

2. 2026-04-29
   price $129,900 238-char remark

   Show marketing remark (238 chars)

   Ready to move in, on ground floor, one step up from parking lot. Has a lot of updated and must see. Also just steps away from the pool and pavilion. Just a couple blocks from Hwy 70 and Zumbehl and lots of restaurant and grocery shopping

3. 2026-04-20
   listed $129,000 Active 238-char remark

   Show marketing remark (238 chars)

   Ready to move in, on ground floor, one step up from parking lot. Has a lot of updated and must see. Also just steps away from the pool and pavilion. Just a couple blocks from Hwy 70 and Zumbehl and lots of restaurant and grocery shopping

4. 2020-08-14
   soldstatus $89,000
5. 2020-08-11
   soldstatus Closed 693-char remark

   Show marketing remark (693 chars)

   Super cute 2 bed, 1 bath condo on the ground level at the conveniently located Bogey Condo Complex. Neutral gray paint throughout, with newer vinyl plank in hallway and brand new carpet in the bedrooms. Main floor laundry, in unit! Sliding glass door from bedroom two takes you to the patio, with a view of the inground pool-very easy access! Storage closet off of porch and another storage closet just outside the unit. Master Bedroom has ample closet space. Ground level with an assigned parking space right outside the door. Newer hot water heater. Very close to a major grocery store and other shopping. HOA fee includes pool, water, sewer, trash, snow removal, and some insurance.

6. 2020-07-29
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Super cute 2 bed, 1 bath condo on the ground level at the conveniently located Bogey Condo Complex. Neutral gray paint throughout, with newer vinyl plank in hallway and brand new carpet in the bedrooms. Main floor laundry, in unit! Sliding glass door from bedroom two takes you to the patio, with a view of the inground pool-very easy access! Storage closet off of porch and another storage closet just outside the unit. Master Bedroom has ample closet space. Ground level with an assigned parking space right outside the door. Newer hot water heater. Very close to a major grocery store and other shopping. HOA fee includes pool, water, sewer, trash, snow removal, and some insurance.

7. 2020-07-27
   listed $89,000 Active 693-char remark

   Show marketing remark (693 chars)

   Super cute 2 bed, 1 bath condo on the ground level at the conveniently located Bogey Condo Complex. Neutral gray paint throughout, with newer vinyl plank in hallway and brand new carpet in the bedrooms. Main floor laundry, in unit! Sliding glass door from bedroom two takes you to the patio, with a view of the inground pool-very easy access! Storage closet off of porch and another storage closet just outside the unit. Master Bedroom has ample closet space. Ground level with an assigned parking space right outside the door. Newer hot water heater. Very close to a major grocery store and other shopping. HOA fee includes pool, water, sewer, trash, snow removal, and some insurance.

8. 2018-04-19
   soldstatus $77,500
9. 2018-04-17
   soldstatus Closed
10. 2018-04-05
    status Pending
11. 2018-03-30
    status Active
12. 2018-03-25
    historical Contingent (No Kickout)
13. 2018-03-18
    listed $82,000 Active
14. 2004-09-21
    soldstatus $90,250
15. 1998-06-10
    soldstatus $39,000
16. 1982-05-01
    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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 · 21 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: $19,136
• − Mortgage interest: −$7,276
• − Property taxes: −$1,643
• − Insurance: −$650
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$4,116
• − Depreciation: −$3,779
• Taxable loss: −$1,389
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $868/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

• 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

+233.1% since first listed

16 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $129,000 MARIS as Distributed by MLS Grid
• 2020-08-14 Sold (Public Records) $89,000 Public Records
• 2020-08-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-29 Pending — MARIS as Distributed by MLS Grid
• 2020-07-27 Listed $89,000 MARIS as Distributed by MLS Grid
• 2018-04-19 Sold (Public Records) $77,500 Public Records
• 2018-04-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-04-05 Pending — MARIS as Distributed by MLS Grid
• 2018-03-30 Relisted — MARIS as Distributed by MLS Grid
• 2018-03-25 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-18 Listed $82,000 MARIS as Distributed by MLS Grid
• 2004-09-21 Sold (Public Records) $90,250 Public Records
• 1998-06-10 Sold (Public Records) $39,000 Public Records
• 1982-05-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,643 · +10.9% YoY. Source: county tax records.