800 Whispering Village Cir · Ballwin, MO 63021

$385,000

3 bd · 2.5 ba · 1,836 sqft · SingleFamily public records · 61 Days on market

Built 1999 5,662 sqft lot $210/sqft · 17% above area Est $501k · 23% under $200/mo HOA · 9% of rent

---

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 +15.0/15.0
• Schools +5.4/10.0
• Cash flow +4.9/30.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

Key facts

• Newer flooring
• Huge loft area
• Dry storage

Tags

• NEWER FLOORING
• VAULTED CEILINGS
• FLEXIBLE FLOORPLAN
• HUGE LOFT AREA
• NEWER DECK
• DRY STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (41.4% below list).
• Recommended offer: $221k (42.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#2 in MO, #357 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D.
• 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: Rents rising (+1.9%/yr); 241 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $65k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $221,275 (42.5% 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 61 days. Have you received any prior offers? Is the seller open to a 43% 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. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.32%
• DSCR: 0.54
• GRM: 14.2

CMA / ARV

• ARV (median comp): $500,973
• List price: $385,000
• Delta: -23.15%
• 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
843 Whispering Village Cir	0.08mi	2/3.0 (-1)	1,850 (+1%)	7mo	$365,000	$197	82
677 Rustic Valley Dr	0.30mi	3/2.5	2,007 (+9%)	1mo	$400,000	$199	70
412 Stryker Ct	0.45mi	3/3.0	1,776 (-3%)	4mo	$495,000	$279	68
382 Cedar Run Dr	0.31mi	3/2.0	1,716 (-6%)	8mo	$315,000	$184	66
555 Vernal Hill Ct	0.57mi	3/2.5	1,808 (-2%)	10mo	$335,000	$185	62
676 Rustic Valley Dr	0.25mi	3/2.5	1,610 (-12%)	9mo	$325,000	$202	60
587 Twigwood Dr	0.65mi	3/1.5	1,832 (-0%)	7mo	$245,000	$134	59
738 Village Wood Ct	0.38mi	3/2.0	1,631 (-11%)	6mo	$249,900	$153	56
673 Cedar Run Dr Dr	0.38mi	3/2.0	1,612 (-12%)	12mo	$314,990	$195	50
673 Towerwood Dr	0.58mi	4/2.0 (+1)	1,720 (-6%)	7mo	$289,900	$169	50
693 Woodrun Ct	0.39mi	4/2.5 (+1)	2,065 (+12%)	11mo	$410,000	$199	46
819 Westrun Drive Dr	0.48mi	3/2.0	1,574 (-14%)	11mo	$329,900	$210	43

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -36.1%
• Equity multiple: -0.15×
• Total profit: $-123,732
• Equity at exit: $57,405

10-year hold

• IRR: -57.4%
• Equity multiple: -0.79×
• Total profit: $-193,056
• Equity at exit: $33,288

Cash invested: $107,800 (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 63021

• Rents YoY: 1.9%
• Active inventory: 241
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$329 /mo · $3,945/yr
• Insurance: −$160
• HOA: −$200
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-927

Break-even live

Break-even rent $3,428

Max offer price $221,275

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
691 Walnut Point Ct Ballwin, MO	3.0	2.0	1311	$2,100	$1.60	18d	1	0.34mi
622 Rustic Valley Dr Ballwin, MO	3.0	2.0	1241	$2,500	$2.01	2d	1	0.43mi
424 Harvest Hill Ct Ballwin, MO	4.0	3.0	1307	$2,880	$2.20	44d	1	0.58mi
411 Down Hill Dr Ballwin, MO	2.0	2.0	1313	$1,875	$1.43	24d	1	0.70mi
241 Valleyoak Ct Ballwin, MO	3.0	2.5	1725	$2,200	$1.28	4d	1	1.16mi
284 Ramsey Ln Ballwin, MO	4.0	1.0	1296	$2,300	$1.77	15d	1	1.32mi
1110 Twistedoak Ct Ballwin, MO	4.0	3.0	2295	$2,436	$1.06	22d	1	1.36mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 32 events

1. 2026-06-02
   statusdays on market $385,000 Pending 61 DOM
2. 2026-06-01
   days on market $385,000 Active 60 DOM
3. 2026-05-31
   days on market $385,000 Active 59 DOM
4. 2026-05-13
   price $395,000 1290-char remark

   Show marketing remark (1290 chars)

   This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

5. 2026-04-28
   price $410,000 1290-char remark

   Show marketing remark (1290 chars)

   This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

6. 2026-04-10
   price $425,000 1290-char remark

   Show marketing remark (1290 chars)

   This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

7. 2026-04-06
   status Active 1290-char remark

   Show marketing remark (1290 chars)

   This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

8. 2026-03-13
   listed $450,000 Active 1290-char remark

   Show marketing remark (1290 chars)

   This beautiful 5 bedroom 3 and a half bath villa is full of upgrades and updates. The newer flooring and vaulted ceilings give a light and bright feel to this open concept of living. The flexible floorplan can accommodate a variety of living combinations. There are two bedrooms on the lower level with a full bath, and the principal bedroom is on the main floor with an ensuite bath. The second story has the remaining two bedrooms and a full bath and the bonus of a huge loft area serving multi purposes. The laundry room and half bath are on the main floor. The kitchen has been completely redone with stunning granite counters, 42” white cabinets, a generous amount of counterspace and stainless-steel appliances. Step outside to the inviting newer deck and enjoy a tranquil spot for morning coffee. The lower level has dry storage along with a finished area providing a cozy family room or media center. The bus stop for the elementary school is just around the corner. This home is near many links to major highways and has easy access to shopping and schools. The HOA put a new roof on and siding two years ago. The monthly fee is only $200.00 and there is a yearly $200.00 fee. There are pets to be removed before appointments, so the owners would appreciate 24 hours' notice.

9. 2018-07-31
   soldstatus
10. 2018-07-31
    soldstatus $260,000
11. 2018-07-30
    status Pending 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

12. 2018-07-30
    status Pending

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

13. 2018-07-27
    soldstatus Closed 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

14. 2018-07-27
    soldstatus Closed

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

15. 2018-06-12
    soldstatus
16. 2018-06-06
    historical Active Under Contract

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

17. 2018-06-06
    historical Contingent (No Kickout) 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

18. 2018-05-29
    price $259,900

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

19. 2018-05-29
    price $259,900 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

20. 2018-05-04
    price $265,000

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

21. 2018-05-04
    price $265,000 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

22. 2018-04-25
    price $269,000

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

23. 2018-04-25
    price $269,000 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

24. 2018-04-13
    price $269,900

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

25. 2018-04-13
    price $269,900 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

26. 2018-03-29
    listed $275,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    Simply EXCEPTIONAL Whispering Woods Villa is ready for you to call "home" - the largest in the complex - 2878 finished square feet. Seller was a top builder in the area and no detail overlooked in the upgrades & professional lower level finish. 5 legal bedrooms, 3 full & 1 half bath await in this end unit Villa. Beginning with the wonderful curb appeal, you'll love the openness from the vaulted ceiling, wonderful flow from your living room to the Breakfast room with abundant natural light. Extra large main floor master suite and laundry room complete your first floor. Upstairs a large loft & two good sized bedrooms and full bath, and the lower level boasts two more bedrooms, full bath and large rec room or dining room - plus still plenty of room for storage! You have a lovely deck off of the breakfast room and charming patio below to enjoy the best of outdoor living. Superb location close to all the major highways, parks and top rated schools. A RARE find -- don't miss this one!

27. 2018-01-13
    price $275,000
28. 2017-10-14
    price $279,900
29. 2017-08-25
    status Active
30. 2017-08-19
    historical Active Under Contract
31. 2017-08-03
    listed $285,000 Active
32. 2000-06-13
    soldstatus

ⓘ 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: $3,945 · $329/mo
• Projected year-2 tax: $3,945 · $329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,058
• − Mortgage interest: −$21,566
• − Property taxes: −$3,945
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$2,400
• − Depreciation: −$11,200
• Taxable loss: −$18,307
• Est. tax savings @ 24.0%: +$4,394
• After-tax cash flow: $-6,728/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 — Ballwin

• Score: 86/100
• State rank: #2
• US rank: #357

Category grades

Amenities B- Commute D Cost of living B- 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: Ballwin, MO
• County: Saint Louis County · 888,823 people
• City population: 91,586
• Metro: St. Louis, MO-IL
• Population (ZIP): 55,666
• Household income: $120,177
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 932.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 9% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.71%
• Current HPI: 221.4498
• Rent YoY: ▲ 1.94%
• 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

+38.6% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $395,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $410,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $425,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $450,000 MARIS as Distributed by MLS Grid
• 2018-07-31 Sold (Public Records) $260,000 Public Records
• 2018-07-31 Sold (Public Records) — Public Records
• 2018-07-30 Pending — MARIS as Distributed by MLS Grid
• 2018-07-30 Pending — MARIS as Distributed by MLS Grid
• 2018-07-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-07-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-12 Sold (Public Records) — Public Records
• 2018-06-06 Contingent — MARIS as Distributed by MLS Grid
• 2018-06-06 Contingent — MARIS as Distributed by MLS Grid
• 2018-05-29 Price Changed $259,900 MARIS as Distributed by MLS Grid
• 2018-05-29 Price Changed $259,900 MARIS as Distributed by MLS Grid
• 2018-05-04 Price Changed $265,000 MARIS as Distributed by MLS Grid
• 2018-05-04 Price Changed $265,000 MARIS as Distributed by MLS Grid
• 2018-04-25 Price Changed $269,000 MARIS as Distributed by MLS Grid
• 2018-04-25 Price Changed $269,000 MARIS as Distributed by MLS Grid
• 2018-04-13 Price Changed $269,900 MARIS as Distributed by MLS Grid
• 2018-04-13 Price Changed $269,900 MARIS as Distributed by MLS Grid
• 2018-03-29 Listed $275,000 MARIS as Distributed by MLS Grid
• 2018-01-13 Price Changed $275,000 MARIS as Distributed by MLS Grid
• 2017-10-14 Price Changed $279,900 MARIS as Distributed by MLS Grid
• 2017-08-25 Relisted — MARIS as Distributed by MLS Grid
• 2017-08-19 Contingent — MARIS as Distributed by MLS Grid
• 2017-08-03 Listed $285,000 MARIS as Distributed by MLS Grid
• 2000-06-13 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2022): $3,945 · +0.7% YoY. Source: county tax records.