917 Hawthorn Ave · St. Charles, MO 63301

$218,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.28 ac lot Est $248k · 12% under

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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 +12.9/15.0
• Cash flow +8.8/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this great home in the heart of St. Charles. Priced to move this home features 3 bed 1 bath with additional living are in the partially finished basement. The sellers prefer as is sale for convenience of the seller, but very well maintained and in great condition. Roof was replaced in 2025 come check this out before it is gone.

Key facts

• 0.28 acre lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (27.1% below list).
• Recommended offer: $159k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.4% 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 D — 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.
• Zoned schools: Coverdell Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 286 students, 49% FRL); St. Charles High (math 42% / reading 54%, grade D, #153 of 521 statewide, top 29%, 817 students, 43% FRL).
• Market conditions: Rents rising (+3.2%/yr); 301 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,954 (27.1% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Rose Dr	0.45mi	2/1.0 (-1)	1,064 (+2%)	1mo	$215,000	$202	69
917 Wilmington Dr	0.40mi	3/2.0	1,092 (+5%)	1mo	$1	—	68
1718 Gallaher Ave	0.33mi	3/1.5	972 (-6%)	8mo	$255,000	$262	65
2111 W Randolph St	0.22mi	3/2.0	1,144 (+10%)	6mo	$280,000	$245	64
1904 N 5th St	0.65mi	3/2.0	1,050 (+1%)	1mo	$250,000	$238	64
616 Pine St	0.32mi	2/1.0 (-1)	967 (-7%)	9mo	$220,000	$228	61
1036 Olive St	0.35mi	2/1.0 (-1)	937 (-10%)	9mo	$189,900	$203	54
2422 W Adams St	0.40mi	3/2.0	1,185 (+14%)	8mo	$270,000	$228	47
1525 N 4th St	0.64mi	2/1.0 (-1)	928 (-11%)	1mo	$235,000	$253	46
2205 N 5th St	0.68mi	2/1.0 (-1)	980 (-6%)	9mo	$90,000	$92	46
2190 Sibley St	0.57mi	2/1.0 (-1)	925 (-11%)	7mo	$250,000	$270	44
910 N Benton Ave	0.59mi	4/2.0 (+1)	1,152 (+11%)	9mo	$280,000	$243	38

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-46,535
• Equity at exit: $32,505

10-year hold

• IRR: -15.6%
• Equity multiple: 0.11×
• Total profit: $-54,101
• Equity at exit: $18,849

Cash invested: $61,040 (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: 301
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-181

Break-even live

Break-even rent $1,818

Max offer price $186,073

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-119	+0% $-181	+5% $-242	+10% $-304
Rent	-10% $-306	-5% $-244	+0% $-181	+5% $-118	+10% $-55
Rate	-1.0pp $-71	-0.5pp $-125	base $-181	+0.5pp $-237	+1.0pp $-295

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 N 5th St Saint Charles, MO	2.0	1.5	750	$1,400	$1.87	5d	1	0.55mi
1514 N 5th St Unit 1513 St Charles, MO	2.0	1.5	850	$1,400	$1.65	19d	1	0.55mi
920 N Benton Ave Unit 918 St Charles, MO	2.0	1.0	864	$1,500	$1.74	21d	1	0.57mi
236 S Cadillac Dr Saint Charles, MO	3.0	1.0	864	$1,600	$1.85	6d	1	0.81mi
925 McDonough St Saint Charles, MO	2.0	1.0	720	$1,550	$2.15	0d	1	1.32mi
820 Saint Charles Ave Saint Charles, MO	4.0	2.0	1288	$1,800	$1.40	45d	1	1.34mi

Listing history 7 events

1. 2026-02-02
   soldstatus $225,000
2. 2025-12-14
   status Pending
3. 2025-12-11
   status Active
4. 2025-12-10
   historical $218,000
5. 2003-08-25
   soldstatus $39,000
6. 2003-08-25
   soldstatus $39,000
7. 1991-07-01
   soldstatus

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $19,074
• − Mortgage interest: −$12,211
• − Property taxes: −$2,429
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$6,342
• Taxable loss: −$6,050
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-717/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

+476.9% since first listed

7 events — show timeline

• 2026-02-02 Sold (Public Records) $225,000 Public Records
• 2025-12-14 Pending — MARIS as Distributed by MLS Grid
• 2025-12-11 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-10 Coming Soon $218,000 MARIS as Distributed by MLS Grid
• 2003-08-25 Sold (Public Records) $39,000 Public Records
• 2003-08-25 Sold (Public Records) $39,000 Public Records
• 1991-07-01 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,429 · +0.6% YoY. Source: county tax records.