3535 Ridgewood Dr · St. Peters, MO 63303

$142,500

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 8 Days on market

Built 1972 9,426 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 +5.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a project? Attention investors / rehabbers / flippers! As-is sale on this ranch home. Some updates complete. Substantial foundation repair needed. Come take a look!

Key facts

• 9,426 sq ft lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 12.9% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Francis Howell R-III (suburban): math 53% / reading 63% proficiency, ranked #11 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Castlio Elem. (math 59% / reading 65%, grade B, #98 of 1,115 statewide, top 10%, 818 students, 12% FRL); Francis Howell North High (math 40% / reading 55%, grade D, #154 of 521 statewide, top 29%, 1,679 students, 19% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 192 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $985 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

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 $142,500

Questions for the listing agent

1. Built in 1972 — 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: 1.59% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $285,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3535 Ridgewood Dr	0.00mi	3/2.0	1,304 (0%)	1mo	$142,500	$109	99
3418 Wexford Dr	0.16mi	3/2.0	1,320 (+1%)	4mo	$275,000	$208	87
25 Robert Dr	0.40mi	3/1.5	1,296 (-1%)	0mo	$274,900	$212	78
1002 Arlington Dr	0.35mi	3/2.0	1,280 (-2%)	8mo	$325,000	$254	74
1124 Saratoga Dr	0.14mi	3/2.0	1,468 (+13%)	8mo	$315,000	$215	66
1059 Arlington Dr	0.19mi	3/2.5	1,477 (+13%)	14mo	$275,000	$186	55
1354 Nutmeg Dr	0.69mi	3/2.0	1,333 (+2%)	11mo	$320,000	$240	55
1221 Caulks Hill Rd	0.47mi	3/2.5	1,144 (-12%)	7mo	$265,000	$232	50
3948 Lexington Dr	0.64mi	3/2.0	1,120 (-14%)	7mo	$245,000	$219	41
3842 Duchess Dr	0.60mi	3/2.0	1,120 (-14%)	13mo	$269,900	$241	38
3628 Coriander Dr	0.72mi	3/2.0	1,140 (-13%)	14mo	$274,900	$241	34
3629 Coriander Dr	0.74mi	3/2.0	1,464 (+12%)	16mo	$240,000	$164	32

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $27,671
• Equity at exit: $21,247

10-year hold

• IRR: 25.8%
• Equity multiple: 3.29×
• Total profit: $91,333
• Equity at exit: $12,321

Cash invested: $39,900 (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 63303

• Rents YoY: 3.3%
• Active inventory: 192
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$747
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $787

Break-even live

Break-even rent $1,268

Max offer price $142,500

Occupancy floor 60%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 Ridgewood Dr Saint Charles, MO	3.0	2.5	1677	$2,535	$1.51	4d	1	0.05mi
2970 Aintree Dr Saint Charles, MO	3.0	2.0	1318	$2,380	$1.81	43d	1	0.90mi
3891 Cambridge Crossing Dr Saint Charles, MO	3.0	2.0	1509	$2,396	$1.59	4d	1	1.02mi
3039 Plum Creek Dr Saint Peters, MO	3.0	2.0	1300	$2,180	$1.68	21d	1	1.02mi
145 Sesame Loop Unit 1 St Charles, MO	3.0	2.5	1869	$2,450	$1.31	7d	1	1.07mi
1321 Forest Creek Dr St Peters, MO	2.0	1.0	1359	$2,000	$1.47	43d	1	1.19mi
3212 Stonehenge Dr Saint Charles, MO	3.0	2.0	1189	$2,000	$1.68	43d	1	1.28mi
1000 Jasper Ln St Peters, MO	1.0–3.0	1.0–2.0	1047	$2,332	$2.23	1d	12	1.30mi
100 Broadridge Dr St Peters, MO	1.0–2.0	1.0–2.0	845	$1,648	$1.95	1d	10	1.48mi
531 Saravalle Dr Saint Peters, MO	2.0	2.0	1012	$1,650	$1.63	43d	1	1.49mi

Listing history 15 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $142,500 Active
3. 2025-11-12
   status Pending
4. 2025-10-31
   status Active
5. 2025-10-09
   status Pending
6. 2025-09-03
   listed $199,900 Active
7. 2025-09-03
   historical
8. 2025-05-03
   listed $274,900 Active
9. 2024-02-07
   soldstatus $194,000
10. 1999-07-14
    soldstatus $80,000
11. 1995-03-01
    soldstatus
12. 1993-06-01
    soldstatus $65,500
13. 1991-08-01
    soldstatus $65,000
14. 1986-04-01
    soldstatus
15. 1983-05-01
    soldstatus $58,000

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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 ≥107°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: $27,160
• − Mortgage interest: −$7,982
• − Property taxes: −$2,337
• − Insurance: −$712
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$4,145
• Taxable income: $7,637
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $7,607/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: Francis Howell R-III
• NCES district ID: 2928950
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $79,768
• Composite: 52.23/100
• National rank: #1602
• State rank: #11 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): 46,089
• Household income: $99,138
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1026.0

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 (79%)
• Race & ethnicity: White 79% Black 6% Asian 6% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 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: ▼ -260.84%
• Current HPI: 224.7406
• Rent YoY: ▲ 3.27%
• 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

+145.7% since first listed

15 events — show timeline

• 2026-04-16 Pending — MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $142,500 MARIS as Distributed by MLS Grid
• 2025-11-12 Pending — MARIS as Distributed by MLS Grid
• 2025-10-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-09 Pending — MARIS as Distributed by MLS Grid
• 2025-09-03 Listed $199,900 MARIS as Distributed by MLS Grid
• 2025-09-03 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-05-03 Listed $274,900 MARIS as Distributed by MLS Grid
• 2024-02-07 Sold (Public Records) $194,000 Public Records
• 1999-07-14 Sold (Public Records) $80,000 Public Records
• 1995-03-01 Sold (Public Records) — Public Records
• 1993-06-01 Sold (Public Records) $65,500 Public Records
• 1991-08-01 Sold (Public Records) $65,000 Public Records
• 1986-04-01 Sold (Public Records) — Public Records
• 1983-05-01 Sold (Public Records) $58,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,337 · +13.4% YoY. Source: county tax records.