Nottingham Plan · Eureka, MO 63025

$399,900

4 bd · 2.5 ba · 2,940 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 +7.7/30.0
• 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 stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

Key facts

• 3 garage spots
• Listed 329 days

🏗️ New construction. The $399,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $536,599.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (2.5% below list).
• Recommended offer: $352k (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 ($352k) 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 $351,912 (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: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $536,599
• List price: $399,900
• Delta: -25.48%
• 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
1412 Bloomfield Dr	0.17mi	4/2.5	2,940 (0%)	1mo	$502,900	$171	92
1170 Bloomfield Dr	0.08mi	4/2.5	2,940 (0%)	9mo	$508,326	$173	89
2052 Windswept Farms Dr	0.07mi	4/2.5	2,784 (-5%)	4mo	$496,097	$178	84
2043 Windswept Farms Dr	0.07mi	4/3.0	3,087 (+5%)	3mo	$669,000	$217	84
1416 Bloomfield Dr	0.18mi	4/2.5	2,784 (-5%)	3mo	$468,900	$168	81
2441 Chukka Dr	0.51mi	4/2.5	2,904 (-1%)	2mo	$595,000	$205	73
2414 Chukka Dr	0.59mi	4/2.5	2,940 (0%)	7mo	$519,900	$177	67
2475 Chukka Dr	0.46mi	4/2.5	2,810 (-4%)	11mo	$599,900	$213	62
2438 Chukka Dr	0.52mi	4/2.5	2,784 (-5%)	9mo	$529,900	$190	60
1549 Cascade Ln	0.40mi	4/3.5	2,760 (-6%)	10mo	$445,000	$161	58
5563 Mirasol Manor Way	0.46mi	4/2.5	2,624 (-11%)	3mo	$420,000	$160	58
5417 Sunflower Dr	0.47mi	4/3.5	3,247 (+10%)	9mo	$448,000	$138	49

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-126,847
• Equity at exit: $80,009

10-year hold

• IRR: -20.5%
• Equity multiple: -0.08×
• Total profit: $-161,665
• Equity at exit: $46,395

Cash invested: $150,248 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,814
• Tax est. 1.5%: −$671 /mo · $8,049/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-627

Break-even live

Break-even rent $4,694

Max offer price $445,826

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-442	+0% $-627	+5% $-813	+10% $-998
Rent	-10% $-935	-5% $-781	+0% $-627	+5% $-473	+10% $-319
Rate	-1.0pp $-357	-0.5pp $-491	base $-627	+0.5pp $-766	+1.0pp $-908

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: $134,150
• Closing costs: $16,098
• 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	2d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $399,900 Active 329 DOM
2. 2026-06-17
   days on market $399,900 Active 328 DOM
3. 2026-06-16
   days on market $399,900 Active 327 DOM
4. 2026-06-15
   days on market $399,900 Active 326 DOM
5. 2026-06-13
   days on market $399,900 Active 324 DOM
6. 2026-06-13
   days on market $399,900 Active 323 DOM
7. 2026-06-09
   days on market $399,900 Active 320 DOM
8. 2026-06-08
   days on market $399,900 Active 319 DOM
9. 2026-06-07
   days on market $399,900 Active 318 DOM
10. 2026-06-03
    days on market $399,900 Active 314 DOM
11. 2026-06-02
    days on market $399,900 Active 313 DOM
12. 2026-06-01
    days on market $399,900 Active 312 DOM
13. 2026-05-31
    days on market $399,900 Active 311 DOM
14. 2026-04-17
    price $399,900 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

15. 2026-04-01
    price $394,900 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

16. 2026-02-01
    price $392,900 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

17. 2026-01-16
    price $387,900 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

18. 2026-01-16
    status Active 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

19. 2025-10-31
    historical 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

20. 2025-05-08
    listed $383,900 Active 985-char remark

    Show marketing remark (985 chars)

    This stunning two story floor plan includes 4 bedrooms and 2.5 or 3.5 baths, plus a three car garage! Personalize this house to be your dream home! This beautiful home includes a formal dining room, living room/office space, and a large great room that opens to the kitchen and breakfast room. The kitchen of this home includes extensive cabinetry, a walk-in pantry, a center island option, plus you can enhance the space with the luxury kitchen or gourmet chef's kitchen option. Upstairs you'll find the master bedroom with a large walk in closet, plus a separate shower and tub in the master bath, and you can make this an owner's oasis with the addition of the sitting room or luxury master bath. The Nottingham also includes 3 car garage, main floor laundry, powder room, and more. There are many additional features available throughout the home including a gas fireplace, window wall or bay windows in the great room, and additional hall bath or laundry room on the second floor.

ⓘ 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: −$30,058
• − Property taxes: −$8,049
• − Insurance: −$2,683
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$15,610
• Taxable loss: −$17,088
• Est. tax savings @ 24.0%: +$4,101
• After-tax cash flow: $-3,427/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

+4.2% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $399,900 Zillow
• 2026-04-01 Price Changed $394,900 Zillow
• 2026-02-01 Price Changed $392,900 Zillow
• 2026-01-16 Relisted — Zillow
• 2026-01-16 Price Changed $387,900 Zillow
• 2025-10-31 Delisted — Zillow
• 2025-05-08 Listed $383,900 Zillow