Sterling Plan · Wentzville, MO 63385

$323,900

4 bd · 2.5 ba · 1,902 sqft · SingleFamily · 286 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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two story home features 4 bedrooms and 2.5 baths with 6 different exterior elevation choices. The main floor offers a large living room off the foyer, plus a spacious family room space adjacent to the dining area and kitchen. Upstairs the master suite offers two closets, spacious private bath, plus three additional bedrooms and hall bath. Additional choices include expanded kitchen, 2nd floor laundry, enlarged pantry, bay window, and luxury master bath.

Key facts

• Large living room
• Bay window
• 2nd floor laundry

Tags

• LARGE LIVING ROOM
• SPACIOUS FAMILY ROOM
• EXPANDED KITCHEN
• 2ND FLOOR LAUNDRY
• ENLARGED PANTRY
• BAY WINDOW

🏗️ New construction. The $323,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $399,843.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (28.2% below list).
• Recommended offer: $232k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#14 in MO, #1,402 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• 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 (+4.0%/yr); 695 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 286 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $232,459 (28.2% 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 286 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $399,843
• List price: $323,900
• Delta: -18.99%
• 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
548 Edison Way	0.10mi	4/2.5	1,902 (0%)	3mo	$394,900	$208	93
567 Edison Way	0.20mi	4/2.5	1,902 (0%)	2mo	$393,781	$207	89
104 Bell Blvd	0.03mi	3/2.5 (-1)	1,842 (-3%)	0mo	$422,900	$230	88
25 Ramblewood Ct	0.56mi	4/3.0	1,815 (-5%)	0mo	$324,900	$179	64
420 Cedar Breaks Ct	0.67mi	3/2.0 (-1)	1,865 (-2%)	5mo	$497,278	$267	54
413 Ramblewood Way	0.48mi	3/2.5 (-1)	1,678 (-12%)	1mo	$325,000	$194	52
424 Wilmer Meadow Dr	0.55mi	3/2.0 (-1)	1,746 (-8%)	2mo	$350,000	$200	52
533 Evening Primrose Dr	0.69mi	4/2.5	2,081 (+9%)	2mo	$414,900	$199	51
549 Evening Primrose Dr	0.73mi	3/2.0 (-1)	1,989 (+5%)	1mo	$449,900	$226	50
11 Ramblewood Ct	0.52mi	3/2.5 (-1)	1,630 (-14%)	1mo	$289,900	$178	46
534 Wilmer Hollow Ln	0.60mi	3/2.0 (-1)	1,646 (-14%)	1mo	$359,000	$218	41
399 Butterfly Garden Dr	0.72mi	3/2.0 (-1)	1,745 (-8%)	6mo	$409,919	$235	41

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -33.1%
• Equity multiple: -0.09×
• Total profit: $-121,518
• Equity at exit: $59,618

10-year hold

• IRR: -34.9%
• Equity multiple: -0.54×
• Total profit: $-172,197
• Equity at exit: $34,571

Cash invested: $111,956 (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 63385

• Home prices YoY: -31.2%
• Rents YoY: 4.0%
• Active inventory: 695
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-927

Break-even live

Break-even rent $3,498

Max offer price $265,734

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: $99,961
• Closing costs: $11,995
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Peruque Estates Ln Wentzville, MO	4.0	2.5	1852	$2,200	$1.19	44d	1	0.97mi
209 Pecan Bluffs Dr Wentzville, MO	3.0	2.5	1728	$2,295	$1.33	44d	1	0.99mi
1079 Goss Ct Wentzville, MO	3.0	2.0	1388	$2,150	$1.55	24d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $323,900 Active 286 DOM
2. 2026-06-17
   days on market $323,900 Active 285 DOM
3. 2026-06-16
   days on market $323,900 Active 284 DOM
4. 2026-06-15
   days on market $323,900 Active 283 DOM
5. 2026-06-13
   days on market $323,900 Active 281 DOM
6. 2026-06-13
   days on market $323,900 Active 280 DOM
7. 2026-06-09
   days on market $323,900 Active 277 DOM
8. 2026-06-08
   days on market $323,900 Active 276 DOM
9. 2026-06-08
   days on market $323,900 Active 275 DOM
10. 2026-06-05
    days on market $323,900 Active 272 DOM
11. 2026-06-03
    days on market $323,900 Active 271 DOM
12. 2026-06-02
    days on market $323,900 Active 270 DOM
13. 2026-06-01
    days on market $323,900 Active 269 DOM
14. 2026-05-31
    days on market $323,900 Active 268 DOM
15. 2026-03-01
    price $323,900 462-char remark

    Show marketing remark (462 chars)

    This two story home features 4 bedrooms and 2.5 baths with 6 different exterior elevation choices. The main floor offers a large living room off the foyer, plus a spacious family room space adjacent to the dining area and kitchen. Upstairs the master suite offers two closets, spacious private bath, plus three additional bedrooms and hall bath. Additional choices include expanded kitchen, 2nd floor laundry, enlarged pantry, bay window, and luxury master bath.

16. 2026-01-16
    status Active 462-char remark

    Show marketing remark (462 chars)

    This two story home features 4 bedrooms and 2.5 baths with 6 different exterior elevation choices. The main floor offers a large living room off the foyer, plus a spacious family room space adjacent to the dining area and kitchen. Upstairs the master suite offers two closets, spacious private bath, plus three additional bedrooms and hall bath. Additional choices include expanded kitchen, 2nd floor laundry, enlarged pantry, bay window, and luxury master bath.

17. 2025-10-31
    historical 462-char remark

    Show marketing remark (462 chars)

    This two story home features 4 bedrooms and 2.5 baths with 6 different exterior elevation choices. The main floor offers a large living room off the foyer, plus a spacious family room space adjacent to the dining area and kitchen. Upstairs the master suite offers two closets, spacious private bath, plus three additional bedrooms and hall bath. Additional choices include expanded kitchen, 2nd floor laundry, enlarged pantry, bay window, and luxury master bath.

18. 2025-06-20
    listed $320,900 Active 462-char remark

    Show marketing remark (462 chars)

    This two story home features 4 bedrooms and 2.5 baths with 6 different exterior elevation choices. The main floor offers a large living room off the foyer, plus a spacious family room space adjacent to the dining area and kitchen. Upstairs the master suite offers two closets, spacious private bath, plus three additional bedrooms and hall bath. Additional choices include expanded kitchen, 2nd floor laundry, enlarged pantry, bay window, and luxury master bath.

ⓘ 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: $27,895
• − Mortgage interest: −$22,397
• − Property taxes: −$5,998
• − Insurance: −$1,999
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$11,632
• Taxable loss: −$18,594
• Est. tax savings @ 24.0%: +$4,463
• After-tax cash flow: $-6,659/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 — Wentzville

• Score: 81/100
• State rank: #14
• US rank: #1402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wentzville, MO
• County: Saint Charles County · 399,703 people
• City population: 51,330
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,330
• Household income: $112,199
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 662.0

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% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 216.4917
• Rent YoY: ▲ 3.96%
• 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

+0.9% since first listed

4 events — show timeline

• 2026-03-01 Price Changed $323,900 Zillow
• 2026-01-16 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-06-20 Listed $320,900 Zillow