47 Town Centre Ct · Foristell, MO 63348

$299,900

3 bd · 2.5 ba · 1,405 sqft · SingleFamily · 108 Days on market

Good condition $213/sqft · 14% below area Est $349k · 14% under ↓ 3% since listing

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Why this score? — see what drove the D 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).

• ARV discount +13.8/15.0
• Cash flow +10.3/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New McBride Homes 2 story Arlington 3BR, 2.5BA will be ready this spring! Enjoy 6’ windows & wood laminate flooring throughout main living area. The kitchen features level 4 Winstead Burlap 42” tall cabinets, quartz countertops, & stainless-steel GE appliances. The breakfast area opens to the backyard, and the living room features a large window & ceiling fan. The primary suite features 2 walk-in closets & private bath w/5’ walk-in shower. Two more bedrooms w/walk-in closets, full bath, & 2nd floor laundry add convenience. Extras include white 6 panel doors, ceiling fan prewires, main floor powder room, 2-car garage w/coach lights, & more! Liberty features a private walking trail w/a lake, gazebo, & acres of beautiful common ground. Enjoy peace of mind with McBride Homes' 10 year builders warranty & incredible customer service! Similar photos shown.

Key facts

• Quartz countertops
• 6 windows
• Breakfast area

Tags

• 6 WINDOWS
• WOOD LAMINATE FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL GE APPLIANCES
• BREAKFAST AREA
• LARGE WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (19.5% below list).
• Recommended offer: $241k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Foristell — 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 60/100 on livability (#484 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Wentzville R-IV (suburban): math 44% / reading 52% proficiency, ranked #32 of 324 in MO (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Boone Trail Elem. (math 44% / reading 51%, grade D, #342 of 1,115 statewide, top 31%, 535 students, 10% FRL); Wentzville South Middle (math 49% / reading 51%, grade C, #68 of 391 statewide, top 18%, 1,131 students, 14% FRL); Timberland High (math 36% / reading 63%, grade D, #124 of 521 statewide, top 28%, 1,676 students, 13% FRL).
• Market conditions: 172 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,394 (19.5% 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 108 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $348,588
• List price: $299,900
• Delta: -13.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Town Centre Ct	0.00mi	3/2.5	1,405 (0%)	1mo	$299,900	$213	100
39 Town Centre Ct	0.02mi	3/2.5	1,405 (0%)	2mo	$299,900	$213	98
117 Liberty Valley Dr	0.09mi	3/2.0	1,522 (+8%)	4mo	$320,000	$210	77
144 Liberty Valley Dr	0.17mi	3/2.0	1,336 (-5%)	6mo	$318,900	$239	77
406 Honor Hill Dr	0.16mi	3/2.0	1,562 (+11%)	2mo	$350,000	$224	70
810 Colony Ridge Ct	0.13mi	3/2.0	1,539 (+10%)	8mo	$370,582	$241	70
134 Liberty Valley Dr	0.13mi	3/2.0	1,522 (+8%)	10mo	$345,900	$227	69
262 Liberty Valley Dr	0.08mi	3/2.0	1,570 (+12%)	8mo	$405,866	$259	68
408 Honor Hill Dr	0.16mi	3/2.0	1,279 (-9%)	11mo	$299,900	$234	67
189 Libert Valley Dr	0.26mi	3/2.0	1,279 (-9%)	6mo	$355,543	$278	66
90 Town Centre Ct	0.10mi	2/2.0 (-1)	1,214 (-14%)	1mo	$321,900	$265	65
705 Celebration Ct	0.25mi	3/2.0	1,279 (-9%)	11mo	$347,426	$272	62

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-59,103
• Equity at exit: $44,716

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-64,893
• Equity at exit: $25,930

Cash invested: $83,972 (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 63348

• Home prices YoY: -30.5%
• Active inventory: 172
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-166

Break-even live

Break-even rent $2,623

Max offer price $275,948

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-62	+0% $-166	+5% $-269	+10% $-373
Rent	-10% $-356	-5% $-261	+0% $-166	+5% $-70	+10% $25
Rate	-1.0pp $-14	-0.5pp $-89	base $-166	+0.5pp $-243	+1.0pp $-322

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 911-char remark

   Show marketing remark (911 chars)

   New McBride Homes 2 story Arlington 3BR, 2.5BA will be ready this spring! Enjoy 6’ windows & wood laminate flooring throughout main living area. The kitchen features level 4 Winstead Burlap 42” tall cabinets, quartz countertops, & stainless-steel GE appliances. The breakfast area opens to the backyard, and the living room features a large window & ceiling fan. The primary suite features 2 walk-in closets & private bath w/5’ walk-in shower. Two more bedrooms w/walk-in closets, full bath, & 2nd floor laundry add convenience. Extras include white 6 panel doors, ceiling fan prewires, main floor powder room, 2-car garage w/coach lights, & more! Liberty features a private walking trail w/a lake, gazebo, & acres of beautiful common ground. Enjoy peace of mind with McBride Homes' 10 year builders warranty & incredible customer service! Similar photos shown.

2. 2026-04-12
   price $299,900 911-char remark

   Show marketing remark (911 chars)

   New McBride Homes 2 story Arlington 3BR, 2.5BA will be ready this spring! Enjoy 6’ windows & wood laminate flooring throughout main living area. The kitchen features level 4 Winstead Burlap 42” tall cabinets, quartz countertops, & stainless-steel GE appliances. The breakfast area opens to the backyard, and the living room features a large window & ceiling fan. The primary suite features 2 walk-in closets & private bath w/5’ walk-in shower. Two more bedrooms w/walk-in closets, full bath, & 2nd floor laundry add convenience. Extras include white 6 panel doors, ceiling fan prewires, main floor powder room, 2-car garage w/coach lights, & more! Liberty features a private walking trail w/a lake, gazebo, & acres of beautiful common ground. Enjoy peace of mind with McBride Homes' 10 year builders warranty & incredible customer service! Similar photos shown.

3. 2026-01-18
   listed $309,741 Active 911-char remark

   Show marketing remark (911 chars)

   New McBride Homes 2 story Arlington 3BR, 2.5BA will be ready this spring! Enjoy 6’ windows & wood laminate flooring throughout main living area. The kitchen features level 4 Winstead Burlap 42” tall cabinets, quartz countertops, & stainless-steel GE appliances. The breakfast area opens to the backyard, and the living room features a large window & ceiling fan. The primary suite features 2 walk-in closets & private bath w/5’ walk-in shower. Two more bedrooms w/walk-in closets, full bath, & 2nd floor laundry add convenience. Extras include white 6 panel doors, ceiling fan prewires, main floor powder room, 2-car garage w/coach lights, & more! Liberty features a private walking trail w/a lake, gazebo, & acres of beautiful common ground. Enjoy peace of mind with McBride Homes' 10 year builders warranty & incredible customer service! Similar photos shown.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,967
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$8,724
• Taxable loss: −$7,189
• Est. tax savings @ 24.0%: +$1,725
• After-tax cash flow: $-261/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern updates and a good curb appeal. It is move-in ready and would benefit from minor aesthetic upgrades to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with modern fixtures — Modern fans improve airflow and aesthetics
• Both Install smart home devices — Enhances convenience and adds value
• Both Add smart thermostat — Saves energy and adds value
• Both Install smart locks — Enhances security and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with modern fixtures — Modern fans improve airflow and aesthetics ↑
• Both Install smart home devices — Enhances convenience and adds value ↑
• Both Add smart thermostat — Saves energy and adds value ↑
• Both Install smart locks — Enhances security and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wentzville R-IV
• NCES district ID: 2931650
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,961
• Composite: 43.49/100
• National rank: #2994
• State rank: #32 of 324 in MO

Livability — Foristell

• Score: 60/100
• State rank: #484
• US rank: #18988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foristell, MO
• Population (ZIP): 10,207

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Italian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -96.34%
• Current HPI: 219.9838
• 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

-3.2% since first listed

3 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-12 Price Changed $299,900 MARIS as Distributed by MLS Grid
• 2026-01-18 Listed $309,741 MARIS as Distributed by MLS Grid