76 Lemans Ct #761 · Lake St. Louis, MO 63367

$120,000

2 bd · 2.0 ba · 1,152 sqft · Condo · 48 Days on market

Built 1970 Good condition $530/mo HOA · 30% 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 +15.5/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 76 Lemans Court—where low-maintenance living meets comfort, style, and an active lifestyle. This beautifully updated first-floor condo offers the convenience today’s buyers are looking for, paired with access to exceptional community amenities and lake rights. Step inside to find a fresh, move-in-ready interior featuring new LVP flooring throughout, freshly painted walls and ceilings, and updated ceiling fans that add both style and comfort. The kitchen and baths have been thoughtfully refreshed with new cabinetry and vanities, along with a new dishwasher, creating a clean and modern feel. Behind the scenes, major improvements provide added peace of mind, including all-new copper wiring and a new sump pump. Enjoy the ease of condo living where many of the big-ticket exterior expenses are handled for you—allowing more time to relax and enjoy everything the community has to offer. Residents have the opportunity to gain access to a beautifully maintained Lake St Louis Community Association clubhouse, pool, tennis courts, and scenic outdoor spaces, and private lake access for added recreation and enjoyment. Whether you’re looking for convenience, updates, or a vibrant community setting, this home checks all the boxes. Don’t miss your opportunity to make it yours!

Key facts

• $530 HOA
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $49 ($584/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).
• This rent is only 16% 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 $830 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-13,795
• Equity at exit: $17,892

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $2,650
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$530
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $49

Break-even live

Break-even rent $1,721

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Lemans Ct #78 Lake St Louis, MO	3.0	2.0	1152	$1,695	$1.47	1d	1	0.04mi
17 Warsen Ave Wentzville, MO	3.0	1.0	864	$1,875	$2.17	14d	1	1.14mi
1000 Centinnial Club DR O'Fallon, MO	2.0–3.0	2.0–2.5	1309	$2,290	$1.75	1d	32	1.14mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-09
   days on market $120,000 Active 48 DOM
2. 2026-06-08
   days on market $120,000 Active 47 DOM
3. 2026-06-08
   days on market $120,000 Active 46 DOM
4. 2026-06-05
   days on market $120,000 Active 43 DOM
5. 2026-06-03
   days on market $120,000 Active 42 DOM
6. 2026-06-02
   days on market $120,000 Active 41 DOM
7. 2026-06-01
   days on market $120,000 Active 40 DOM
8. 2026-05-31
   days on market $120,000 Active 39 DOM
9. 2026-04-23
   listed $120,000 Active 1320-char remark

   Show marketing remark (1320 chars)

   Welcome to 76 Lemans Court—where low-maintenance living meets comfort, style, and an active lifestyle. This beautifully updated first-floor condo offers the convenience today’s buyers are looking for, paired with access to exceptional community amenities and lake rights. Step inside to find a fresh, move-in-ready interior featuring new LVP flooring throughout, freshly painted walls and ceilings, and updated ceiling fans that add both style and comfort. The kitchen and baths have been thoughtfully refreshed with new cabinetry and vanities, along with a new dishwasher, creating a clean and modern feel. Behind the scenes, major improvements provide added peace of mind, including all-new copper wiring and a new sump pump. Enjoy the ease of condo living where many of the big-ticket exterior expenses are handled for you—allowing more time to relax and enjoy everything the community has to offer. Residents have the opportunity to gain access to a beautifully maintained Lake St Louis Community Association clubhouse, pool, tennis courts, and scenic outdoor spaces, and private lake access for added recreation and enjoyment. Whether you’re looking for convenience, updates, or a vibrant community setting, this home checks all the boxes. Don’t miss your opportunity to make it yours!

10. 2026-04-17
    historical $120,000 1320-char remark

    Show marketing remark (1320 chars)

    Welcome to 76 Lemans Court—where low-maintenance living meets comfort, style, and an active lifestyle. This beautifully updated first-floor condo offers the convenience today’s buyers are looking for, paired with access to exceptional community amenities and lake rights. Step inside to find a fresh, move-in-ready interior featuring new LVP flooring throughout, freshly painted walls and ceilings, and updated ceiling fans that add both style and comfort. The kitchen and baths have been thoughtfully refreshed with new cabinetry and vanities, along with a new dishwasher, creating a clean and modern feel. Behind the scenes, major improvements provide added peace of mind, including all-new copper wiring and a new sump pump. Enjoy the ease of condo living where many of the big-ticket exterior expenses are handled for you—allowing more time to relax and enjoy everything the community has to offer. Residents have the opportunity to gain access to a beautifully maintained Lake St Louis Community Association clubhouse, pool, tennis courts, and scenic outdoor spaces, and private lake access for added recreation and enjoyment. Whether you’re looking for convenience, updates, or a vibrant community setting, this home checks all the boxes. Don’t miss your opportunity to make it yours!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,387
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$6,360
• − Depreciation: −$3,491
• Taxable loss: −$1,007
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $826/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated first-floor condo offers a fresh, move-in-ready interior with new LVP flooring, freshly painted walls and ceilings, and updated cabinetry and vanities. The property is located in a well-maintained community with access to exceptional amenities and lake rights.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — adds comfort and style
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — adds comfort and style ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-23 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $120,000 MARIS as Distributed by MLS Grid