252 Spencer Rd · St. Peters, MO 63376

$164,900

2 bd · 2.5 ba · 1,700 sqft · MultiFamily public records · 1 Days on market

Built 1986 5,227 sqft lot

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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 +8.4/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

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

Listing remarks MLS

Location, Location, Location. This recently updated 1/2 Duplex is centrally located on Spencer Rd across from the St. Peter's Library, in close proximity to parks, City Hall, malls, restaurants, Rec-Plex, and in the highly regarded Fort Zumwalt East School District. The home sits on a corner lot backing to trees, features a 1 car attached garage, and is definitely a must see! The main level features newer laminate flooring throughout, neutral paint, updated hall bath, epicure kitchen, separate dinning room, and a wood burning fireplace in the family room. The upper level features 2 bedrooms each with their own ensuite, ample closet space, newer carpet, and a large walk-in closet in the master suite. The partially finished LL features a spacious rec room. The exterior has been recently painted in 2015.

Key facts

• Level backyard
• Privacy fence
• Sliding glass door

Tags

• WOODBURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• PRIVACY FENCE
• LEVEL BACKYARD
• SLIDING GLASS DOOR

Property features AI

Finance

• Other: Private ownership
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Driveway; Attached garage with garage door opener (garage faces front); 1-car garage
• Utilities: Public water; Public sewer; Single-phase electric; Cable available
• Home design: Attached single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Deck; Private wood privacy fence around the backyard; Level backyard

Interior

• Kitchen: Dishwasher; Garbage disposal; Built-in gas range; Refrigerator
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Fireplace in the family room; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.7% 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 B — 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: Hawthorn Elem. (math 44% / reading 50%, grade D-, #347 of 1,115 statewide, top 35%, 463 students, 22% 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); 290 active listings in the ZIP; 10 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).

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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.2

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $11,622
• Equity at exit: $24,587

10-year hold

• IRR: 15.6%
• Equity multiple: 2.25×
• Total profit: $57,658
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$865
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $612

Break-even live

Break-even rent $1,436

Max offer price $164,900

Occupancy floor 67%

Sensitivity live

Price	-10% $706	-5% $659	+0% $612	+5% $566	+10% $519
Rent	-10% $438	-5% $525	+0% $612	+5% $700	+10% $787
Rate	-1.0pp $695	-0.5pp $654	base $612	+0.5pp $570	+1.0pp $526

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Mexico Rd Saint Peters, MO	2.0	1.0–2.0	947	$2,570	$2.71	2d	28	0.69mi
100 Viva Bene Cir St Peters, MO	1.0–2.0	1.5–2.5	1173	$3,306	$2.82	2d	23	0.71mi
1248 Mendoza Dr Saint Peters, MO	3.0	2.0	1300	$2,031	$1.56	15d	1	0.97mi
2000 Enson LN St Peters, MO	1.0–2.0	1.0–2.0	930	$1,815	$1.95	2d	16	1.02mi
138 Rhythm Point Dr Saint Peters, MO	3.0	2.0	1836	$2,995	$1.63	15d	1	1.23mi
879 Delray Dr St Peters, MO	2.0	3.0	1330	$1,795	$1.35	24d	1	1.25mi
43 Plum Tree Dr Saint Peters, MO	3.0	2.0	1477	$2,530	$1.71	4d	1	1.25mi
418 Willott Square Dr Saint Peters, MO	2.0	3.0	1588	$2,100	$1.32	2d	1	1.25mi
895 Delray Dr St Peters, MO	3.0	2.5	1643	$1,750	$1.07	24d	1	1.26mi
18 Brooker Ct Saint Peters, MO	3.0	2.0	1104	$1,895	$1.72	3d	1	1.38mi

Listing history 13 events

1. 2026-05-23
   status Pending
2. 2026-05-22
   listed $164,900 Active
3. 2016-01-04
   soldstatus $125,000
4. 2015-12-30
   soldstatus Closed 813-char remark

   Show marketing remark (813 chars)

   Location, Location, Location. This recently updated 1/2 Duplex is centrally located on Spencer Rd across from the St. Peter's Library, in close proximity to parks, City Hall, malls, restaurants, Rec-Plex, and in the highly regarded Fort Zumwalt East School District. The home sits on a corner lot backing to trees, features a 1 car attached garage, and is definitely a must see! The main level features newer laminate flooring throughout, neutral paint, updated hall bath, epicure kitchen, separate dinning room, and a wood burning fireplace in the family room. The upper level features 2 bedrooms each with their own ensuite, ample closet space, newer carpet, and a large walk-in closet in the master suite. The partially finished LL features a spacious rec room. The exterior has been recently painted in 2015.

5. 2015-10-22
   historical 813-char remark

   Show marketing remark (813 chars)

   Location, Location, Location. This recently updated 1/2 Duplex is centrally located on Spencer Rd across from the St. Peter's Library, in close proximity to parks, City Hall, malls, restaurants, Rec-Plex, and in the highly regarded Fort Zumwalt East School District. The home sits on a corner lot backing to trees, features a 1 car attached garage, and is definitely a must see! The main level features newer laminate flooring throughout, neutral paint, updated hall bath, epicure kitchen, separate dinning room, and a wood burning fireplace in the family room. The upper level features 2 bedrooms each with their own ensuite, ample closet space, newer carpet, and a large walk-in closet in the master suite. The partially finished LL features a spacious rec room. The exterior has been recently painted in 2015.

6. 2015-09-10
   price $129,900 813-char remark

   Show marketing remark (813 chars)

   Location, Location, Location. This recently updated 1/2 Duplex is centrally located on Spencer Rd across from the St. Peter's Library, in close proximity to parks, City Hall, malls, restaurants, Rec-Plex, and in the highly regarded Fort Zumwalt East School District. The home sits on a corner lot backing to trees, features a 1 car attached garage, and is definitely a must see! The main level features newer laminate flooring throughout, neutral paint, updated hall bath, epicure kitchen, separate dinning room, and a wood burning fireplace in the family room. The upper level features 2 bedrooms each with their own ensuite, ample closet space, newer carpet, and a large walk-in closet in the master suite. The partially finished LL features a spacious rec room. The exterior has been recently painted in 2015.

7. 2015-09-02
   listed $139,900 Active 813-char remark

   Show marketing remark (813 chars)

   Location, Location, Location. This recently updated 1/2 Duplex is centrally located on Spencer Rd across from the St. Peter's Library, in close proximity to parks, City Hall, malls, restaurants, Rec-Plex, and in the highly regarded Fort Zumwalt East School District. The home sits on a corner lot backing to trees, features a 1 car attached garage, and is definitely a must see! The main level features newer laminate flooring throughout, neutral paint, updated hall bath, epicure kitchen, separate dinning room, and a wood burning fireplace in the family room. The upper level features 2 bedrooms each with their own ensuite, ample closet space, newer carpet, and a large walk-in closet in the master suite. The partially finished LL features a spacious rec room. The exterior has been recently painted in 2015.

8. 2005-05-17
   soldstatus $122,500
9. 2000-08-24
   soldstatus $84,500
10. 1995-08-01
    soldstatus $114,000
11. 1992-03-01
    soldstatus
12. 1987-08-01
    soldstatus
13. 1986-05-01
    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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $26,530
• − Mortgage interest: −$9,237
• − Property taxes: −$2,409
• − Insurance: −$824
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$4,797
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $6,144/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

+44.6% since first listed

13 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-22 Listed $164,900 MARIS as Distributed by MLS Grid
• 2016-01-04 Sold (Public Records) $125,000 Public Records
• 2015-12-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-22 Delisted — MARIS as Distributed by MLS Grid
• 2015-09-10 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2015-09-02 Listed $139,900 MARIS as Distributed by MLS Grid
• 2005-05-17 Sold (Public Records) $122,500 Public Records
• 2000-08-24 Sold (Public Records) $84,500 Public Records
• 1995-08-01 Sold (Public Records) $114,000 Public Records
• 1992-03-01 Sold (Public Records) — Public Records
• 1987-08-01 Sold (Public Records) — Public Records
• 1986-05-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,409 · +7.2% YoY. Source: county tax records.