125 Fort Hancock Cir · Wright City, MO 63390

$230,000

2 bd · 2.0 ba · 1,099 sqft · Condo public records · 1 Days on market

Built 2005 $305/mo HOA · 22% of rent

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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 +7.5/15.0
• Cash flow +4.2/30.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming two-bedroom, three-bathroom house offers approximately 1,212 square feet of living space. The home features a yard, which provides a tranquil outdoor area for relaxation or entertaining. The property also has the potential to accommodate a third bedroom, making it suitable for a variety of living arrangements. The primary bedroom includes an ensuite bathroom, offering privacy and convenience. The finished basement, which is uncommon in this community, adds valuable additional living space and a full bathroom, providing opportunities for a home office, potential 3rd bedroom, or recreational area. The home also boasts a private deck, which can be utilized for outdoor enjoyment o

Key facts

• Private deck
• Finished basement
• Bamboo flooring

Tags

• FINISHED BASEMENT
• PRIVATE DECK
• BAMBOO FLOORING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Villas of Spring Lakes community; Monthly HOA fee of $305; HOA covers grounds maintenance, common area maintenance, management, pest control, roof, snow removal, and trash; Common ground amenity

Exterior

• Parking: Attached garage (1-car); Additional parking
• Security:
• Utilities: Public water; Public sewer; Single-phase electric service; Cable available
• Home design: Residential villa (attached); One-level layout; Entry level: Main
• Construction: Concrete construction; Asphalt roof
• Exterior features: Covered patio/porch; Deck; Porch; Adjoins common ground; Views

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Bamboo flooring
• Bathrooms: 3 full bathrooms (2 on main level, 1 in lower level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Open floorplan
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (47.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (38.7% below list).
• Recommended offer: $121k (47.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#194 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wright City R-II Of Warren County (town): math 32% / reading 41% proficiency, ranked #179 of 324 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright City East Elem (282 students, 48% FRL); Wright City Middle (math 27% / reading 39%, grade F, #265 of 391 statewide, top 69%, 395 students, 50% FRL); Wright City High (math 17% / reading 42%, grade F, #382 of 521 statewide, top 78%, 536 students, 41% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 424 units permitted in Warren County in 2024 (126 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: HOA is 22% of rent.

Recommended offer $120,697 (47.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.53%
• DSCR: 0.49
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -37.3%
• Equity multiple: -0.19×
• Total profit: $-76,569
• Equity at exit: $34,294

10-year hold

• IRR: -53.6%
• Equity multiple: -0.82×
• Total profit: $-116,975
• Equity at exit: $19,886

Cash invested: $64,400 (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 63390

• Home prices YoY: -17.8%
• Active inventory: 267
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$96
• HOA: −$305
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-619

Break-even live

Break-even rent $2,193

Max offer price $120,697

Occupancy floor —

Sensitivity live

Price	-10% $-489	-5% $-554	+0% $-619	+5% $-684	+10% $-749
Rent	-10% $-730	-5% $-674	+0% $-619	+5% $-563	+10% $-507
Rate	-1.0pp $-503	-0.5pp $-560	base $-619	+0.5pp $-678	+1.0pp $-739

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Parkview Dr Wright City, MO	1.0–3.0	1.0–2.0	951	$1,410	$1.48	0d	3	0.51mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-15
   status $230,000 Pending 1 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $230,000 Active 1 DOM

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$723/yr (+$60/mo · 47.9%)

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

Taxation est. · year 1

• Rental income: $16,920
• − Mortgage interest: −$12,884
• − Property taxes: −$1,508
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − HOA: −$3,660
• − Depreciation: −$6,691
• Taxable loss: −$11,680
• Est. tax savings @ 24.0%: +$2,803
• After-tax cash flow: $-4,622/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: Wright City R-II Of Warren County
• NCES district ID: 2932310
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $56,573
• Composite: 32.19/100
• National rank: #5781
• State rank: #179 of 324 in MO

Livability — Wright City

• Score: 68/100
• State rank: #194
• US rank: #10018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wright City, MO
• Population (ZIP): 10,856

Population outlook (Warren County) Hauer SSP2

• Today (2025): 35,105 people
• By 2030: 35,605 · +1.4%
• By 2040: 36,047 · +2.7%
• By 2050: 35,479 · +1.1%
• By 2075: 33,325 · -5.1%
• By 2100: 28,282 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Iranian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+49.5) · D 24.7% · R 74.2% · Other 1.0%
• 2008→2024 swing: -36.9pp toward R · 2008: -12.6pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.0 2016: R+45.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 188.5856
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $230,000 MARIS as Distributed by MLS Grid
• 2026-06-11 Coming Soon $230,000 MARIS as Distributed by MLS Grid
• 2026-06-11 Listed $230,000 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,508 · +13.9% YoY. Source: county tax records.