7344 Mexico Rd · St. Peters, MO 63376

$99,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 5 Days on market

Built 1961 5,998 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Here's your chance to own a rental in St. Charles County for less!! 3 bedroom 1 bathroom ranch style home with a 2 car tandem garage and two parking space wide driveway in front. Light and bright with lots of windows. Generous living room and separate dining area. Efficient kitchen with plank flooring and appliances to stay. 3 bedrooms. Hardwood floors thru-out. Neutral paint. Newer windows. Full basement. See Sellers Disclosure regarding basement. Owner/broker is selling as-is. This has been a great income producing rental for over 20 years. Current tenants are month to month and rent is lower than market rent. With some work this home could be rented for more. This home is tenant occupie

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• HOA & community: Association: Steeplechase

Exterior

• Parking: Attached tandem garage with two garage spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Awning(s); Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with 8+ ft poured construction

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$228,549) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.5% 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: St. Peters Elem. (384 students, 32% FRL); Ft. Zumwalt West High (math 64% / reading 72%, grade B, #13 of 521 statewide, top 2%, 1,778 students, 17% FRL).
• Market conditions: Rents rising (+2.7%/yr); 298 active listings in the ZIP; 7 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,900

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.93% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $228,549
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Steeplechase Dr	0.22mi	3/1.0	1,073 (0%)	1mo	$250,000	$233	88
7 Belmont Dr	0.15mi	3/1.0	1,073 (0%)	5mo	$205,000	$191	88
26 Steeplechase Dr	0.24mi	3/1.0	1,073 (0%)	8mo	$235,000	$219	82
20 Jamestown Dr	0.28mi	3/1.0	1,073 (0%)	6mo	$199,900	$186	82
1 Jamaica Dr	0.20mi	3/1.0	1,110 (+3%)	6mo	$235,000	$212	80
36 Jamestown Dr	0.31mi	3/1.0	1,073 (0%)	7mo	$219,900	$205	80
7342 Mexico Rd	0.01mi	3/1.5	1,131 (+5%)	11mo	$225,000	$199	80
28 Steeplechase Dr	0.25mi	3/1.0	1,073 (0%)	11mo	$220,000	$205	80
18 Derby Ln	0.18mi	2/2.0 (-1)	1,073 (0%)	4mo	$245,000	$228	79
10 Parkdale Ln	0.58mi	3/2.0	960 (-10%)	4mo	$235,000	$245	48
78 Country Hill Rd	0.48mi	3/1.5	960 (-10%)	12mo	$204,900	$213	48
412 Cardinal Commons Ct	0.68mi	2/3.0 (-1)	972 (-9%)	8mo	$230,000	$237	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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.14×
• Total profit: $32,022
• Equity at exit: $14,895

10-year hold

• IRR: 35.0%
• Equity multiple: 4.16×
• Total profit: $88,486
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$524
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $765

Break-even live

Break-even rent $960

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $822	-5% $794	+0% $765	+5% $737	+10% $709
Rent	-10% $613	-5% $689	+0% $765	+5% $841	+10% $918
Rate	-1.0pp $816	-0.5pp $791	base $765	+0.5pp $739	+1.0pp $713

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.18mi
28 Jamestown Dr Saint Peters, MO	3.0	1.0	1073	$1,825	$1.70	5d	1	0.26mi
131 Oak Dr Saint Peters, MO	3.0	2.0	1500	$1,950	$1.30	24d	1	0.50mi
2000 Enson LN St Peters, MO	1.0–2.0	1.0–2.0	930	$1,815	$1.95	3d	16	0.57mi
8 Oak Dr Saint Peters, MO	3.0	1.5	1134	$2,231	$1.97	4d	1	0.72mi
100 Ridgegate Ln Saint Peters, MO	1.0–2.0	1.0–2.0	847	$1,695	$2.00	3d	9	0.95mi
433 Bordeaux Way Unit 433 St Peters, MO	2.0	2.0	1205	$1,695	$1.41	3d	1	1.48mi

Listing history 6 events

1. 2026-06-17
   status $99,900 Pending 5 DOM
2. 2026-06-17
   days on market $99,900 Active 5 DOM
3. 2026-06-16
   days on market $99,900 Active 4 DOM
4. 2026-06-15
   days on market $99,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $99,900 Active 1 DOM

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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: $23,148
• − Mortgage interest: −$5,596
• − Property taxes: −$2,318
• − Insurance: −$500
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,906
• Taxable income: $8,125
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $7,233/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

• 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

+33.4% since first listed

3 events — show timeline

• 2026-06-12 Listed $99,900 MARIS as Distributed by MLS Grid
• 2004-03-29 Sold (Public Records) $74,900 Public Records
• 1984-11-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,318 · +7.2% YoY. Source: county tax records.