2390 Wrights Lodge Rd · Parkway, MO 63077

$109,900

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 394 Days on market

Built 1958 7,579 sqft lot $119/sqft · 43% below area Est $192k · 43% under

---

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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

Key facts

• 7,579 sq ft lot
• Built 1958
• Listed 394 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (16.1% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $92k (16.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#549 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: employment C-, crime F, amenities F.
• St. Clair R-XIII (town): math 30% / reading 45% proficiency, ranked #185 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,237 (16.1% 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. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $192,192
• List price: $109,900
• Delta: -42.82%
• Verdict: UNDERPRICED
• Comps: 19 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 Wrights Lodge Rd	0.57mi	3/1.0 (+1)	1,004 (+9%)	24mo	$182,500	$182	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-23,948
• Equity at exit: $16,386

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-28,126
• Equity at exit: $9,502

Cash invested: $30,772 (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 63077

• Home prices YoY: -31.7%
• Active inventory: 55
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-100

Break-even live

Break-even rent $1,393

Max offer price $92,237

Occupancy floor —

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-31
   days on market $109,900 Active 394 DOM
2. 2026-05-12
   status Active 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

3. 2026-02-01
   status Active 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

4. 2025-12-15
   price $109,900 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

5. 2025-11-05
   status Active 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

6. 2025-11-04
   status Active 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

7. 2025-11-01
   status Active 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

8. 2025-07-15
   price $114,900 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

9. 2025-05-21
   price $119,000 402-char remark

   Show marketing remark (402 chars)

   Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

10. 2025-04-14
    listed $129,000 Active 402-char remark

    Show marketing remark (402 chars)

    Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

11. 2025-04-06
    historical $129,000 402-char remark

    Show marketing remark (402 chars)

    Charming, fully rehabbed weekend getaway near the river - your perfect retreat for peace and relaxation. While there is no direct river access, you are still able to hear the sounds of the water in a beautifully updated space surrounded by nature. 3 bedrooms and large bath, kitchen and dining/living room are waiting for you to call it your home. Call today for your chance to see this great property.

12. 2007-04-10
    soldstatus $25,000

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$449/yr (+$37/mo · 72.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $15,192
• − Mortgage interest: −$6,156
• − Property taxes: −$617
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,197
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $-509/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. Clair R-XIII
• NCES district ID: 2929100
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,942
• Composite: 31.69/100
• National rank: #5923
• State rank: #185 of 324 in MO

Livability — Parkway

• Score: 59/100
• State rank: #549
• US rank: #20188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,466

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.10%
• Current HPI: 172.851
• Rent YoY: —
• Metro: —
• 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

+339.6% since first listed

11 events — show timeline

• 2026-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-15 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2025-11-05 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-15 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2025-05-21 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2025-04-14 Listed $129,000 MARIS as Distributed by MLS Grid
• 2025-04-06 Coming Soon $129,000 MARIS as Distributed by MLS Grid
• 2007-04-10 Sold (Public Records) $25,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $617 · +20.7% YoY. Source: county tax records.