406 S Church St #522 · St. Peters, MO 63376

$150,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 74 Days on market

Built 2004 $286/mo HOA · 16% 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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and inviting 2-bedroom, 2-bath second-floor condo featuring a desirable split-bedroom layout and open floor plan, perfect for comfortable living and entertaining. Enjoy an abundance of natural light throughout, along with an eat-in kitchen complete with pantry and direct access to your own private balcony—ideal for morning coffee or relaxing evenings. The spacious primary suite offers a walk-in closet and full en-suite bath, while the second bedroom enjoys convenient access to a guest bathroom with shared hall entry—perfect for visitors or flexible living arrangements. A separate laundry room adds everyday convenience, complete with extra storage and a utility closet. Thi

Key facts

• $286 HOA
• Parking
• Built 2004

Property features AI

Finance

• Other: Living area approximately 1,160 (assessor); Directions: Building #5, Second Floor, Unit #522
• HOA & community: HOA: Westbury Place; Monthly association fee ($286) covering maintenance of parking/roads, common areas, sewer, trash, water and parking fee; Association management

Exterior

• Parking: Assigned parking; Covered carport (1 space); Additional guest parking in paved lot
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Phone available
• Home design: Attached condominium; Private ownership; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; Deck; Balcony; Landscaped grounds; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Open floorplan; Pantry
• Laundry & utility: Main-level laundry room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 D — 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: St. Peters Elem. (384 students, 32% FRL); Ft. Zumwalt East High (math 50% / reading 64%, grade C, #51 of 521 statewide, top 11%, 1,226 students, 25% FRL).
• Market conditions: Rents rising (+2.7%/yr); 298 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k 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 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 7.0

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-19,633
• Equity at exit: $22,365

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-12,047
• Equity at exit: $12,969

Cash invested: $42,000 (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: 298
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$787
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$62
• HOA: −$286
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $79

Break-even live

Break-even rent $1,692

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $121	+0% $79	+5% $36	+10% $-6
Rent	-10% $-63	-5% $8	+0% $79	+5% $150	+10% $220
Rate	-1.0pp $154	-0.5pp $117	base $79	+0.5pp $40	+1.0pp $0

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Steeplechase Dr Saint Peters, MO	3.0	1.0	1073	$1,776	$1.66	13d	1	0.19mi
28 Jamestown Dr Saint Peters, MO	3.0	1.0	1073	$1,825	$1.70	5d	1	0.22mi
2000 Enson LN St Peters, MO	1.0–2.0	1.0–2.0	930	$1,815	$1.95	3d	16	0.45mi
131 Oak Dr Saint Peters, MO	3.0	2.0	1500	$1,950	$1.30	24d	1	0.59mi
100 Ridgegate Ln Saint Peters, MO	1.0–2.0	1.0–2.0	847	$1,695	$2.00	3d	9	0.72mi
8 Oak Dr Saint Peters, MO	3.0	1.5	1134	$2,231	$1.97	4d	1	0.77mi

HOA detail condo

• Monthly dues: $286 · $3,432/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $150,000 Active 74 DOM
2. 2026-06-18
   days on market $150,000 Active 71 DOM
3. 2026-06-17
   days on market $150,000 Active 70 DOM
4. 2026-06-16
   days on market $150,000 Active 69 DOM
5. 2026-06-15
   days on market $150,000 Active 68 DOM
6. 2026-06-13
   days on market $150,000 Active 66 DOM
7. 2026-06-09
   days on market $150,000 Active 62 DOM
8. 2026-06-08
   days on market $150,000 Active 61 DOM
9. 2026-06-07
   days on market $150,000 Active 60 DOM
10. 2026-06-03
    days on market $150,000 Active 56 DOM
11. 2026-06-02
    days on market $150,000 Active 55 DOM
12. 2026-06-01
    days on market $150,000 Active 54 DOM
13. 2026-05-31
    days on market $150,000 Active 53 DOM
14. 2026-04-29
    price $155,000
15. 2026-04-09
    listed $165,000 Active
16. 2026-04-08
    historical $165,000
17. 2023-06-01
    soldstatus $136,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,502
• − Mortgage interest: −$8,402
• − Property taxes: −$2,420
• − Insurance: −$750
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$3,432
• − Depreciation: −$4,364
• Taxable loss: −$1,306
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,259/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

+14.0% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2023-06-01 Sold (Public Records) $136,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,420 · +7.7% YoY. Source: county tax records.