Hermitage II Plan · Eureka, MO 63025

$378,900

4 bd · 2.5 ba · 2,539 sqft · SingleFamily · 329 Days on market

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

Key facts

• Formal dining room
• Breakfast room
• Large kitchen

Tags

• FORMAL DINING ROOM
• LIVING ROOM OFFICE SPACE
• LARGE KITCHEN
• BREAKFAST ROOM
• WALK IN PANTRY
• OPTIONAL CENTER ISLAND

🏗️ New construction. The $378,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $532,926.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $333k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.9% vs local median 3.2% in Eureka — 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 72/100 on livability (#97 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $333,432 (12.0% 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 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $532,926
• List price: $378,900
• Delta: -28.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2052 Windswept Farms Dr	0.07mi	4/2.5	2,784 (+10%)	4mo	$496,097	$178	77
1416 Bloomfield Dr	0.18mi	4/2.5	2,784 (+10%)	3mo	$468,900	$168	73
5563 Mirasol Manor Way	0.46mi	4/2.5	2,624 (+3%)	3mo	$420,000	$160	71
2425 Windswept Farms Dr	0.16mi	3/2.5 (-1)	2,209 (-13%)	2mo	$467,500	$212	64
1154 Bloomfield Dr	0.13mi	3/2.0 (-1)	2,240 (-12%)	4mo	$519,999	$232	64
1745 Martingale Ln	0.60mi	4/2.5	2,548 (+0%)	12mo	$506,246	$199	62
2393 Windswept Farms Dr	0.20mi	3/2.5 (-1)	2,261 (-11%)	10mo	$449,000	$199	59
1549 Cascade Ln	0.40mi	4/3.5	2,760 (+9%)	10mo	$445,000	$161	54
2438 Chukka Dr	0.52mi	4/2.5	2,784 (+10%)	9mo	$529,900	$190	52
1675 Ridgefield Bluff Ct	0.67mi	4/3.0	2,361 (-7%)	3mo	$497,900	$211	52
2475 Chukka Dr	0.46mi	4/2.5	2,810 (+11%)	11mo	$599,900	$213	52
2441 Chukka Dr	0.51mi	4/2.5	2,904 (+14%)	2mo	$595,000	$205	51

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-124,635
• Equity at exit: $79,461

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-157,656
• Equity at exit: $46,078

Cash invested: $149,219 (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 63025

• Active inventory: 141
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,795
• Tax est. 1.5%: −$666 /mo · $7,994/yr
• Insurance: −$222
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-602

Break-even live

Break-even rent $4,662

Max offer price $445,826

Occupancy floor —

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: $133,231
• Closing costs: $15,988
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5233 Mirasol Manor Way Eureka, MO	4.0	2.5	2985	$3,900	$1.31	1d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $378,900 Active 329 DOM
2. 2026-06-17
   days on market $378,900 Active 328 DOM
3. 2026-06-16
   days on market $378,900 Active 327 DOM
4. 2026-06-15
   days on market $378,900 Active 326 DOM
5. 2026-06-13
   days on market $378,900 Active 324 DOM
6. 2026-06-13
   days on market $378,900 Active 323 DOM
7. 2026-06-09
   days on market $378,900 Active 320 DOM
8. 2026-06-08
   days on market $378,900 Active 319 DOM
9. 2026-06-07
   days on market $378,900 Active 318 DOM
10. 2026-06-03
    days on market $378,900 Active 314 DOM
11. 2026-06-02
    days on market $378,900 Active 313 DOM
12. 2026-06-01
    days on market $378,900 Active 312 DOM
13. 2026-05-31
    days on market $378,900 Active 311 DOM
14. 2026-04-17
    price $378,900 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

15. 2026-04-01
    price $373,900 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

16. 2026-02-01
    price $371,900 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

17. 2026-01-16
    price $366,900 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

18. 2026-01-16
    status Active 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

19. 2025-10-31
    historical 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

20. 2025-05-08
    listed $362,900 Active 852-char remark

    Show marketing remark (852 chars)

    This beautiful two story 4 bedroom, 2.5 bath home opens to a formal dining room and living room/office space. Just beyond, you'll find a cozy family room with window wall for an abundance of natural light. Walk past the centrally located switchback staircase and you'll find the large kitchen and breakfast room area. Personalize the kitchen to suit your family's needs with an optional center island, walk in pantry, luxury kitchen, and gourmet kitchen plans with adjacent mud room. Upstairs you'll find the master suite with large walk-in closet and gorgeous private bath with tub and walk in shower. The Hermitage II includes 2 car garage, powder room, and more. Additional selections include a second floor laundry, luxury master bedroom with gorgeous master bathroom, bay windows in the family room or breakfast room, gas fireplace, and much more.

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

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$29,852
• − Property taxes: −$7,994
• − Insurance: −$2,665
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$15,503
• Taxable loss: −$16,702
• Est. tax savings @ 24.0%: +$4,008
• After-tax cash flow: $-3,215/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: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Eureka

• Score: 72/100
• State rank: #97
• US rank: #6462

Category grades

Amenities F Commute F Cost of living B- 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: Eureka, MO
• City population: 18,483
• Population (ZIP): 18,483

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.60%
• Current HPI: 203.4691
• 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

+4.4% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $378,900 Zillow
• 2026-04-01 Price Changed $373,900 Zillow
• 2026-02-01 Price Changed $371,900 Zillow
• 2026-01-16 Relisted — Zillow
• 2026-01-16 Price Changed $366,900 Zillow
• 2025-10-31 Delisted — Zillow
• 2025-05-08 Listed $362,900 Zillow