25 Brickyard Dr · St. Peters, MO 62036

$284,900

3 bd · 3.0 ba · 2,937 sqft · SingleFamily · 67 Days on market

Built 2007 0.29 ac lot $97/sqft · 14% below area Est $331k · 14% under $315/mo HOA · 11% of rent

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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 +13.8/15.0
• Cash flow +11.9/30.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nothing to do but move right in! This stunning stand-alone villa offers breathtaking river views and nearly 3,000 square feet of finished living space. Designed with an open floor plan, the home features a dramatic wall of windows that perfectly frames the scenic backdrop. The living room is anchored by a beautiful dual-sided fireplace and complemented by rich hardwood flooring, creating a warm yet sophisticated atmosphere. Brand new sliding doors span the entire back of the home, providing seamless access to a spacious deck—ideal for relaxing or entertaining while taking in the view. The kitchen is both stylish and functional, featuring granite countertops, stainless steel appliances, a pantry, breakfast bar, and slate tile flooring. All appliances are included, making your move even easier. Wake up to river views in the serene primary suite, complete with private deck access, a large ensuite bathroom with soaking tub and separate shower, linen closet, and a generous walk-in closet. The finished lower level offers incredible versatility with ample entertaining space, a second kitchen, and a third bedroom with a full bathroom—perfect for guests or multi-generational living. Step outside to a fenced area ideal for pets, accessible from the lower level. Additional highlights include a two-car attached garage and low-maintenance living, with the association covering lawn care, landscaping, snow removal, and roofing. Conveniently located just across the Golden Eagle Ferry from St. Charles or via the Brussels Ferry from Grafton, this home offers a peaceful retreat with easy access to surrounding areas. Residents also have the option to enjoy the subdivision clubhouse and pool for an additional annual fee. Make your appointment today!

Key facts

• 0.29 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (4.4% below list).
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.2% in St. Peters — 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.
• Brussels CUSD 42 (rural): math 30% / reading 30% proficiency, ranked #479 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brussels Grade School (math 10% / reading 50%, grade F, #656 of 2,056 statewide, top 32%, 40 students, 0% FRL); Brussels High School (math 30% / reading 10%, grade F, #357 of 693 statewide, top 54%, 57 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 comparable units currently listed for rent nearby; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $267,806 (6.0% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 1.02% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

• ARV (median comp): $331,470
• List price: $284,900
• Delta: -14.05%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Golden Eagle Ferry Rd	0.41mi	4/2.0 (+1)	2,760 (-6%)	10mo	$463,000	$168	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $30,086
• Equity at exit: $128,103

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $113,873
• Equity at exit: $197,423

Cash invested: $79,772 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$434 /mo · $5,211/yr
• Insurance: −$119
• HOA: −$315
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-71

Break-even live

Break-even rent $2,990

Max offer price $272,363

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $10	+0% $-71	+5% $-152	+10% $-232
Rent	-10% $-300	-5% $-186	+0% $-71	+5% $44	+10% $158
Rate	-1.0pp $73	-0.5pp $1	base $-71	+0.5pp $-145	+1.0pp $-220

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Golden Eagle Dr Golden Eagle, IL	4.0	2.0	2800	$2,900	$1.04	4d	1	0.09mi

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: landscapingsnow removalpool

Listing history 19 events

1. 2026-06-21
   days on market $284,900 Active 67 DOM
2. 2026-06-18
   days on market $284,900 Active 64 DOM
3. 2026-06-17
   days on market $284,900 Active 63 DOM
4. 2026-06-16
   days on market $284,900 Active 62 DOM
5. 2026-06-15
   days on market $284,900 Active 61 DOM
6. 2026-06-13
   days on market $284,900 Active 59 DOM
7. 2026-06-09
   days on market $284,900 Active 55 DOM
8. 2026-06-08
   days on market $284,900 Active 54 DOM
9. 2026-06-07
   days on market $284,900 Active 53 DOM
10. 2026-06-03
    days on market $284,900 Active 49 DOM
11. 2026-06-02
    days on market $284,900 Active 48 DOM
12. 2026-06-01
    days on market $284,900 Active 47 DOM
13. 2026-05-31
    days on market $284,900 Active 46 DOM
14. 2026-04-16
    listed $294,900 Active 1770-char remark

    Show marketing remark (1770 chars)

    Nothing to do but move right in! This stunning stand-alone villa offers breathtaking river views and nearly 3,000 square feet of finished living space. Designed with an open floor plan, the home features a dramatic wall of windows that perfectly frames the scenic backdrop. The living room is anchored by a beautiful dual-sided fireplace and complemented by rich hardwood flooring, creating a warm yet sophisticated atmosphere. Brand new sliding doors span the entire back of the home, providing seamless access to a spacious deck—ideal for relaxing or entertaining while taking in the view. The kitchen is both stylish and functional, featuring granite countertops, stainless steel appliances, a pantry, breakfast bar, and slate tile flooring. All appliances are included, making your move even easier. Wake up to river views in the serene primary suite, complete with private deck access, a large ensuite bathroom with soaking tub and separate shower, linen closet, and a generous walk-in closet. The finished lower level offers incredible versatility with ample entertaining space, a second kitchen, and a third bedroom with a full bathroom—perfect for guests or multi-generational living. Step outside to a fenced area ideal for pets, accessible from the lower level. Additional highlights include a two-car attached garage and low-maintenance living, with the association covering lawn care, landscaping, snow removal, and roofing. Conveniently located just across the Golden Eagle Ferry from St. Charles or via the Brussels Ferry from Grafton, this home offers a peaceful retreat with easy access to surrounding areas. Residents also have the option to enjoy the subdivision clubhouse and pool for an additional annual fee. Make your appointment today!

15. 2026-04-14
    historical $294,900 1770-char remark

    Show marketing remark (1770 chars)

    Nothing to do but move right in! This stunning stand-alone villa offers breathtaking river views and nearly 3,000 square feet of finished living space. Designed with an open floor plan, the home features a dramatic wall of windows that perfectly frames the scenic backdrop. The living room is anchored by a beautiful dual-sided fireplace and complemented by rich hardwood flooring, creating a warm yet sophisticated atmosphere. Brand new sliding doors span the entire back of the home, providing seamless access to a spacious deck—ideal for relaxing or entertaining while taking in the view. The kitchen is both stylish and functional, featuring granite countertops, stainless steel appliances, a pantry, breakfast bar, and slate tile flooring. All appliances are included, making your move even easier. Wake up to river views in the serene primary suite, complete with private deck access, a large ensuite bathroom with soaking tub and separate shower, linen closet, and a generous walk-in closet. The finished lower level offers incredible versatility with ample entertaining space, a second kitchen, and a third bedroom with a full bathroom—perfect for guests or multi-generational living. Step outside to a fenced area ideal for pets, accessible from the lower level. Additional highlights include a two-car attached garage and low-maintenance living, with the association covering lawn care, landscaping, snow removal, and roofing. Conveniently located just across the Golden Eagle Ferry from St. Charles or via the Brussels Ferry from Grafton, this home offers a peaceful retreat with easy access to surrounding areas. Residents also have the option to enjoy the subdivision clubhouse and pool for an additional annual fee. Make your appointment today!

16. 2024-03-12
    historical
17. 2024-02-23
    status Active
18. 2023-12-22
    historical Active Under Contract
19. 2023-11-17
    listed $277,900 Active

ⓘ 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: $5,211 · $434/mo
• Projected year-2 tax: $5,211 · $434/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$15,959
• − Property taxes: −$5,211
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$3,780
• − Depreciation: −$8,288
• Taxable loss: −$5,430
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $452/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: Brussels CUSD 42
• NCES district ID: 1700102
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $52,551
• Composite: 29.28/100
• National rank: #11844
• State rank: #479 of 919 in IL

Livability — St. Peters

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

Census & demographics

• City population: 74,876
• Population (ZIP): 531

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+6.1% since first listed

6 events — show timeline

• 2026-04-16 Listed $294,900 MARIS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $294,900 MARIS as Distributed by MLS Grid
• 2024-03-12 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-23 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-22 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-17 Listed $277,900 MARIS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $5,211 · +6.3% YoY. Source: county tax records.