77 Ruth Dr · St. Charles, MO 63301

$265,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 2 Days on market

Built 1960 0.34 ac lot Est $264k · at est.

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Why this score? — see what drove the F 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 +7.4/15.0
• Cash flow +6.5/30.0
• Schools +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming ranch in the heart of Saint Charles. Enjoy an incredible outdoor setup featuring a large screened-in patio, covered porch and a level, fenced backyard—perfect for relaxing or entertaining. Inside, you’re greeted with hardwood floors and neutral paint in the spacious living room, complete with a large window. The kitchen features ample cabinetry, an electric range, and a window above the sink overlooking the backyard. The kitchen flows seamlessly into the breakfast room, which offers a built-in coffee bar, two pantry closets, and sliding glass doors leading to the screened-in patio. Retreat to the primary suite that offers its own private full bathro

Key facts

• 0.34 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (38.7% below list).
• Recommended offer: $162k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in St. Charles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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: Monroe Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 388 students, 53% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $154k; list at $265k implies a 72% gain — meaningful room to come down on a strong offer.

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 $162,422 (38.7% 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 1960 — 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: 0.61% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.20%
• DSCR: 0.68
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $264,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3129 Eddington Ln	0.40mi	3/2.0	1,128 (-3%)	11mo	$290,000	$257	64
3263 Janton Ln	0.66mi	3/1.0	1,258 (+8%)	3mo	$259,000	$206	52
48 Connie Dr	0.11mi	2/1.0 (-1)	988 (-15%)	18mo	$229,900	$233	50
3205 Fleet Ln	0.48mi	3/2.0	1,050 (-10%)	10mo	$299,900	$286	49
2242 Bolton St	0.62mi	3/1.5	1,042 (-10%)	5mo	$259,500	$249	48
3124 Ainsworth Ct	0.48mi	3/2.0	1,215 (+5%)	23mo	$276,000	$227	46
3255 Janton Ln	0.64mi	3/1.0	1,248 (+8%)	18mo	$224,000	$179	43
2520 Bolton St	0.41mi	3/1.0	1,306 (+13%)	22mo	$225,000	$172	41
56 Judy Dr	0.71mi	3/1.0	1,334 (+15%)	1mo	$157,000	$118	41
1101 Olde Coventry Dr	0.43mi	4/2.0 (+1)	1,304 (+12%)	13mo	$289,900	$222	39
97 Huck Finn Dr	0.66mi	3/2.0	999 (-14%)	10mo	$235,000	$235	34
827 Treadway Ave	0.52mi	3/2.0	1,318 (+14%)	20mo	$299,900	$228	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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-71,007
• Equity at exit: $39,512

10-year hold

• IRR: -27.6%
• Equity multiple: -0.31×
• Total profit: $-97,151
• Equity at exit: $22,912

Cash invested: $74,200 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-445

Break-even live

Break-even rent $2,188

Max offer price $186,355

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-370	+0% $-445	+5% $-520	+10% $-595
Rent	-10% $-574	-5% $-509	+0% $-445	+5% $-381	+10% $-317
Rate	-1.0pp $-312	-0.5pp $-378	base $-445	+0.5pp $-514	+1.0pp $-584

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Parkcrest Dr Unit 920 St Charles, MO	2.0	1.5	1000	$1,400	$1.40	18d	1	0.41mi
26 Cedarbrook Dr Saint Charles, MO	2.0	1.0	795	$1,255	$1.58	14d	1	0.42mi
3313 Droste Rd Unit 3313 St Charles, MO	2.0	1.5	850	$1,450	$1.71	0d	1	0.46mi
1300 Sun Lake Dr St Charles, MO	1.0–2.0	1.0–2.0	845	$1,510	$1.79	0d	12	0.83mi
10 San Miguel Dr St Charles, MO	1.0–2.0	1.0–1.5	897	$1,926	$2.15	0d	13	0.90mi
2200 Lake Ct St Charles, MO	1.0–2.0	1.0–2.0	860	$1,749	$2.03	0d	15	0.93mi
1464 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,550	$1.87	9d	1	1.01mi
1456 Hawks Nest Dr Unit G St Charles, MO	2.0	2.0	827	$1,300	$1.57	45d	1	1.04mi
3545 Veterans Memorial Pkwy St Charles, MO	1.0–3.0	1.0–2.0	877	$1,687	$1.92	0d	21	1.07mi
2415 Chesstal St St Charles, MO	2.0	1.0	850	$1,350	$1.59	45d	1	1.20mi
2413 Chesstal St Saint Charles, MO	2.0	1.0	850	$1,350	$1.59	45d	1	1.20mi
2483 Falcons Way Saint Charles, MO	2.0	1.5	1050	$1,400	$1.33	45d	1	1.22mi
3049 Orton St Saint Charles, MO	3.0	1.0	912	$1,895	$2.08	9d	1	1.31mi
3049 Orton St Saint Charles, MO	3.0	1.0	912	$1,895	$2.08	16d	1	1.31mi
236 S Cadillac Dr Saint Charles, MO	3.0	1.0	864	$1,600	$1.85	6d	1	1.37mi
2717 Greenleaf Dr Saint Charles, MO	3.0	2.0	1189	$2,329	$1.96	0d	1	1.38mi
1517 Shadow Wood Dr Saint Charles, MO	3.0	2.0	1064	$2,250	$2.11	13d	1	1.42mi

Listing history 4 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $265,000 Active
3. 2026-04-18
   historical $265,000
4. 2018-10-23
   soldstatus $154,200

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,491
• − Mortgage interest: −$14,844
• − Property taxes: −$2,739
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$7,709
• Taxable loss: −$10,245
• Est. tax savings @ 24.0%: +$2,459
• After-tax cash flow: $-2,884/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

+71.9% since first listed

4 events — show timeline

• 2026-04-26 Pending — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $265,000 MARIS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $265,000 MARIS as Distributed by MLS Grid
• 2018-10-23 Sold (Public Records) $154,200 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,739 · +7.0% YoY. Source: county tax records.