113 Lemans Ct #113 · Lake St. Louis, MO 63367

$109,800

1 bd · 1.0 ba · 720 sqft · Condo public records · 90 Days on market

Built 1970 $152/sqft · 8% below area Est $119k · 8% under $233/mo HOA · 17% of rent

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Why this score? — see what drove the C 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 +20.7/30.0
• ARV discount +10.9/15.0
• 1% rule +7.8/10.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Lake St. Louis Condo! Enter into the spacious living room boasting tons of natural light from the sliding glass doors that lead to your own balcony. The living room opens to the dining area that then brings you to the kitchen. Kitchen is complete with plenty of cabinet & counter space and has an in unit all-in-one washer/dryer. The bedroom is large with a walk-in closet. Bathroom features a tub/shower combo and vanity with extra storage space. This condo is in a great location with the pool and clubhouse nearby and many other amenities including: 2 lakes, beach access, boating with power boats allowed, golf course, playground, recreation facilities, tennis courts and laundry facility. Not only having great amenities included with this condo it is also conveniently located close to desirable restaurants, shopping destinations and major highways. This desirable Lake St. Louis Community has it all so do not hesitate to come check out this wonderful condo today!

Key facts

• Extra storage space
• Walk-in closet
• Sliding glass doors

Tags

• SLIDING GLASS DOORS
• WALK-IN CLOSET
• TUB SHOWER COMBO
• EXTRA STORAGE SPACE
• POOL AND CLUBHOUSE NEARBY
• BEACH ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% in Lake St. Louis — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+4.2%/yr); 230 active listings in the ZIP; high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• This rent is only 12% of the median local income ($138k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $759 of loan paydown is wiped out by about $3k 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 90 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 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 $103,212 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 6.5

CMA / ARV

• ARV (median comp): $118,725
• List price: $109,800
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,469
• Equity at exit: $16,372

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $14,404
• Equity at exit: $9,493

Cash invested: $30,744 (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 63367

• Rents YoY: 4.2%
• Active inventory: 230
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$46
• HOA: −$233
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $148

Break-even live

Break-even rent $1,217

Max offer price $109,800

Occupancy floor 84%

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: $27,450
• Closing costs: $3,294
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $233 · $2,796/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $109,800 Active 90 DOM
2. 2026-06-17
   days on market $109,800 Active 89 DOM
3. 2026-06-16
   days on market $109,800 Active 88 DOM
4. 2026-06-15
   days on market $109,800 Active 87 DOM
5. 2026-06-13
   days on market $109,800 Active 85 DOM
6. 2026-06-13
   days on market $109,800 Active 84 DOM
7. 2026-06-09
   days on market $109,800 Active 81 DOM
8. 2026-06-08
   days on market $109,800 Active 80 DOM
9. 2026-06-08
   days on market $109,800 Active 79 DOM
10. 2026-06-05
    days on market $109,800 Active 76 DOM
11. 2026-06-03
    days on market $109,800 Active 75 DOM
12. 2026-06-02
    days on market $109,800 Active 74 DOM
13. 2026-06-01
    days on market $109,800 Active 73 DOM
14. 2026-05-31
    days on market $109,800 Active 72 DOM
15. 2026-05-06
    price $109,800 986-char remark

    Show marketing remark (986 chars)

    Wonderful Lake St. Louis Condo! Enter into the spacious living room boasting tons of natural light from the sliding glass doors that lead to your own balcony. The living room opens to the dining area that then brings you to the kitchen. Kitchen is complete with plenty of cabinet & counter space and has an in unit all-in-one washer/dryer. The bedroom is large with a walk-in closet. Bathroom features a tub/shower combo and vanity with extra storage space. This condo is in a great location with the pool and clubhouse nearby and many other amenities including: 2 lakes, beach access, boating with power boats allowed, golf course, playground, recreation facilities, tennis courts and laundry facility. Not only having great amenities included with this condo it is also conveniently located close to desirable restaurants, shopping destinations and major highways. This desirable Lake St. Louis Community has it all so do not hesitate to come check out this wonderful condo today!

16. 2026-03-20
    listed $109,900 Active 986-char remark

    Show marketing remark (986 chars)

    Wonderful Lake St. Louis Condo! Enter into the spacious living room boasting tons of natural light from the sliding glass doors that lead to your own balcony. The living room opens to the dining area that then brings you to the kitchen. Kitchen is complete with plenty of cabinet & counter space and has an in unit all-in-one washer/dryer. The bedroom is large with a walk-in closet. Bathroom features a tub/shower combo and vanity with extra storage space. This condo is in a great location with the pool and clubhouse nearby and many other amenities including: 2 lakes, beach access, boating with power boats allowed, golf course, playground, recreation facilities, tennis courts and laundry facility. Not only having great amenities included with this condo it is also conveniently located close to desirable restaurants, shopping destinations and major highways. This desirable Lake St. Louis Community has it all so do not hesitate to come check out this wonderful condo today!

17. 2026-03-01
    status Active
18. 2026-02-12
    price $117,000
19. 2025-12-16
    price $119,800
20. 2025-11-06
    listed $119,900 Active
21. 2025-10-30
    historical
22. 2024-01-02
    soldstatus $103,000
23. 2022-10-17
    soldstatus $78,000
24. 2002-09-26
    soldstatus $40,500
25. 1998-09-11
    soldstatus $25,295
26. 1987-08-01
    soldstatus $29,000
27. 1983-11-01
    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: $1,285 · $107/mo
• Projected year-2 tax: $1,285 · $107/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,860
• − Mortgage interest: −$6,151
• − Property taxes: −$1,285
• − Insurance: −$549
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$2,796
• − Depreciation: −$3,194
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,735/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 — Lake St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake St. Louis, MO
• County: Saint Charles County · 399,703 people
• City population: 27,893
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,725
• Household income: $137,648
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 184.0

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% Two or more races 6% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -165.38%
• Current HPI: 208.2774
• Rent YoY: ▲ 4.21%
• 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

+278.6% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $109,800 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $109,900 MARIS as Distributed by MLS Grid
• 2026-03-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-12 Price Changed $117,000 MARIS as Distributed by MLS Grid
• 2025-12-16 Price Changed $119,800 MARIS as Distributed by MLS Grid
• 2025-11-06 Listed $119,900 MARIS as Distributed by MLS Grid
• 2025-10-30 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-01-02 Sold (Public Records) $103,000 Public Records
• 2022-10-17 Sold (Public Records) $78,000 Public Records
• 2002-09-26 Sold (Public Records) $40,500 Public Records
• 1998-09-11 Sold (Public Records) $25,295 Public Records
• 1987-08-01 Sold (Public Records) $29,000 Public Records
• 1983-11-01 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,285 · +22.9% YoY. Source: county tax records.