714 Monroe St · St. Charles, MO 63301

$227,000

2 bd · 3.0 ba · 1,997 sqft · MultiFamily public records · 1 Days on market

Built 1900 8,820 sqft lot Est $234k · at est.

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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 +8.8/15.0
• 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

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

Circa 1900 Folk Victorian. Selling AS-IS. Needs complete rehab. All systems are in bad shape, Roof, Plumbing, Electrical, etc. House will not qualify for traditional financing. This is one of the last untouched big homes in the neighborhood. Presenting an incredible opportunity for the right buyer to rework this home and gain sweat-equity. 3 potential upstairs bedrooms, with a full bath. Main floor master with en-suite bathroom. There's also small half bath with laundry off the kitchen. Detached garage off Alley. Large lot with lots of big trees. Located on one of the nicest historic streets in St. Charles.

Key facts

• Large lot
• Complete rehab
• Historic streets

Tags

• COMPLETE REHAB
• DETACHED GARAGE
• LARGE LOT
• HISTORIC STREETS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $227k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $227k).
• Cap rate 13.0% 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 B — 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 (+3.2%/yr); 294 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• At $3,548/mo this rent would consume 50% of the median local household income ($85k/yr) (locally 1118% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.2% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $227,000

Questions for the listing agent

1. Built in 1900 — 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 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: 1.56% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.97%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $233,649
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Madison St	0.24mi	2/2.0	1,716 (-14%)	17mo	$200,000	$117	47

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.71×
• Total profit: $44,822
• Equity at exit: $33,846

10-year hold

• IRR: 26.0%
• Equity multiple: 3.30×
• Total profit: $146,226
• Equity at exit: $19,627

Cash invested: $63,560 (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 63301

• Rents YoY: 3.2%
• Active inventory: 294
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,548 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,270

Break-even live

Break-even rent $1,941

Max offer price $227,000

Occupancy floor 59%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,455
▸ 2× units	1	1	$2,094
Total (3 units)			$3,548

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Time Centre Dr Saint Charles, MO	3.0	1.0–2.5	885	$1,715	$1.94	1d	19	1.45mi
2680 Droste Rd St Charles, MO	2.0	1.5	1260	$1,715	$1.36	1d	2	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 614-char remark

   Show marketing remark (614 chars)

   Circa 1900 Folk Victorian. Selling AS-IS. Needs complete rehab. All systems are in bad shape, Roof, Plumbing, Electrical, etc. House will not qualify for traditional financing. This is one of the last untouched big homes in the neighborhood. Presenting an incredible opportunity for the right buyer to rework this home and gain sweat-equity. 3 potential upstairs bedrooms, with a full bath. Main floor master with en-suite bathroom. There's also small half bath with laundry off the kitchen. Detached garage off Alley. Large lot with lots of big trees. Located on one of the nicest historic streets in St. Charles.

2. 2026-06-18
   listed $227,000 Coming Soon 1 DOM

   Show marketing remark (614 chars)

   Circa 1900 Folk Victorian. Selling AS-IS. Needs complete rehab. All systems are in bad shape, Roof, Plumbing, Electrical, etc. House will not qualify for traditional financing. This is one of the last untouched big homes in the neighborhood. Presenting an incredible opportunity for the right buyer to rework this home and gain sweat-equity. 3 potential upstairs bedrooms, with a full bath. Main floor master with en-suite bathroom. There's also small half bath with laundry off the kitchen. Detached garage off Alley. Large lot with lots of big trees. Located on one of the nicest historic streets in St. Charles.

ⓘ 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: $2,980 · $248/mo
• Projected year-2 tax: $2,980 · $248/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 ≥106°F today · 20 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: $42,576
• − Mortgage interest: −$12,716
• − Property taxes: −$2,980
• − Insurance: −$1,135
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − Depreciation: −$6,604
• Taxable income: $12,329
• Est. tax owed @ 24.0%: −$2,959
• After-tax cash flow: $12,276/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

• Census place: St. Charles, MO
• County: Saint Charles County · 399,703 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 52,667
• Household income: $85,308
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1118.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4%

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: ▼ -289.53%
• Current HPI: 221.0637
• Rent YoY: ▲ 3.20%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $227,000 MARIS as Distributed by MLS Grid
• 2026-06-18 Coming Soon $227,000 MARIS as Distributed by MLS Grid
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,980 · +8.6% YoY. Source: county tax records.