604 Linda Ln Unit B · Wentzville, MO 63385

$179,999

3 bd · 1.5 ba · 1,580 sqft · Condo · 202 Days on market

Built 2004 $114/sqft · 35% below area Est $276k · 35% under $130/mo HOA · 6% of rent

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

Key facts

• Easy commuting
• Nice backyard space
• Private patio

Tags

• FULL BRICK FRONT
• PRIVATE PATIO
• NICE BACKYARD SPACE
• EASY COMMUTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% in Wentzville — 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 81/100 on livability (#14 in MO, #1,402 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• 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.
• Market conditions: Rents rising (+4.0%/yr); 695 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 4.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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 $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.28% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (median comp): $276,411
• List price: $179,999
• Delta: -34.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,975
• Equity at exit: $26,838

10-year hold

• IRR: 11.7%
• Equity multiple: 1.97×
• Total profit: $48,668
• Equity at exit: $15,563

Cash invested: $50,400 (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 63385

• Home prices YoY: -31.2%
• Rents YoY: 4.0%
• Active inventory: 695
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$130
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $452

Break-even live

Break-even rent $1,739

Max offer price $179,999

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Savannah Terrace Dr Wentzville, MO	3.0	2.5	1676	$2,200	$1.31	1d	1	1.02mi
1709 Bridlespur Dr Wentzville, MO	4.0	2.0	1700	$2,361	$1.39	14d	1	1.08mi
1503 Jordan Lee Ct Wentzville, MO	3.0	2.5	1400	$2,196	$1.57	11d	1	1.25mi
122 Peruque Estates Ln Wentzville, MO	4.0	2.5	1852	$2,200	$1.19	43d	1	1.28mi
209 Pecan Bluffs Dr Wentzville, MO	3.0	2.5	1728	$2,295	$1.33	43d	1	1.35mi
310 Rustic Oaks Dr Wentzville, MO	3.0	2.0	1753	$2,271	$1.30	23d	1	1.41mi
443 Sweetgrass Dr Wentzville, MO	3.0	2.0	1522	$2,800	$1.84	23d	1	1.46mi
714 Switchgrass Dr Wentzville, MO	4.0	2.5	1912	$2,875	$1.50	43d	1	1.47mi

HOA detail condo

• Monthly dues: $130 · $1,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-13
   statusdays on market $179,999 Pending 202 DOM
2. 2026-06-09
   days on market $179,999 Active 201 DOM
3. 2026-06-08
   days on market $179,999 Active 200 DOM
4. 2026-06-08
   days on market $179,999 Active 199 DOM
5. 2026-06-05
   days on market $179,999 Active 196 DOM
6. 2026-06-03
   days on market $179,999 Active 195 DOM
7. 2026-06-02
   days on market $179,999 Active 194 DOM
8. 2026-06-01
   days on market $179,999 Active 193 DOM
9. 2026-05-31
   days on market $179,999 Active 192 DOM
10. 2026-03-12
    price $179,999 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

11. 2026-02-24
    status Active 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

12. 2026-02-17
    status Pending 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

13. 2026-02-02
    price $184,000 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

14. 2025-12-17
    price $186,000 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

15. 2025-11-13
    listed $189,000 Active 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

16. 2025-11-13
    historical $189,000 978-char remark

    Show marketing remark (978 chars)

    2-Story, 3 Bedroom Townhome in Wentzville! Welcome to this 2 story townhouse featuring a full brick front and a comfortable functional open floorplan layout. Located in highly rated Wentzville School District, this home offers convenience at every turn-schools are just minutes away, along with plenty of shopping, dining, and major highways for easy commuting. Enjoy a private patio and nice backyard space perfect for relaxing or entertaining. Inside you'll find three bedrooms and a layout that fits a variety of lifestyles. This home is ideal for anyone looking for comfort, convenience, investment property in one of the fastest- growing areas in Missouri. Property offered AS-IS; seller may consider credit toward significant inspection findings in lieu of repairs. This property is currently used as rental property.

17. 2017-07-28
    soldstatus Closed 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

18. 2017-07-06
    status Pending 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

19. 2017-06-29
    price $79,900 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

20. 2017-06-06
    price $89,900 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

21. 2017-05-08
    price $96,000 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

22. 2017-04-28
    status Active 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

23. 2017-04-13
    status Pending 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

24. 2017-03-23
    listed $104,900 Active 454-char remark

    Show marketing remark (454 chars)

    This is a fabulous opportunity to have that care free condo living lifestyle. This is a townhome with 3 bedrooms, spacious living room, dining area, roomy kitchen leading to a rear patio and a basement! You heard that right, 3 bedrooms and a basement. You are just minutes from the interstate, shopping and restaurants. Just try and beat the location! It has a maintenance free exterior, great size, and features. This is a Fannie Mae Homepath Property.

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

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,732
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$1,560
• − Depreciation: −$5,236
• Taxable income: $2,816
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,746/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: 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 — Wentzville

• Score: 81/100
• State rank: #14
• US rank: #1402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wentzville, MO
• County: Saint Charles County · 399,703 people
• City population: 51,330
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,330
• Household income: $112,199
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 662.0

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% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 216.4917
• Rent YoY: ▲ 3.96%
• 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

+71.6% since first listed

15 events — show timeline

• 2026-03-12 Price Changed $179,999 MARIS as Distributed by MLS Grid
• 2026-02-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-17 Pending — MARIS as Distributed by MLS Grid
• 2026-02-02 Price Changed $184,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Price Changed $186,000 MARIS as Distributed by MLS Grid
• 2025-11-13 Listed $189,000 MARIS as Distributed by MLS Grid
• 2025-11-13 Coming Soon $189,000 MARIS as Distributed by MLS Grid
• 2017-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-07-06 Pending — MARIS as Distributed by MLS Grid
• 2017-06-29 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2017-06-06 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2017-05-08 Price Changed $96,000 MARIS as Distributed by MLS Grid
• 2017-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2017-04-13 Pending — MARIS as Distributed by MLS Grid
• 2017-03-23 Listed $104,900 MARIS as Distributed by MLS Grid