543 Westernmill Dr · Chesterfield, MO 63017

$500,000

5 bd · 3.0 ba · 2,638 sqft · SingleFamily public records · 22 Days on market

Built 1970 0.28 ac lot $190/sqft · 14% below area Est $569k · 12% under

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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 +12.9/15.0
• Cash flow +8.5/30.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained and located in Westmill Estates within the highly sought-after Parkway Central School District. This spacious & inviting home is ready for its next chapter. Lovingly cared for by the same owners for nearly 30 years, it offers more than 2,500 square feet of living space & a layout that is both functional and surprisingly generous. From the moment you step inside, you’ll appreciate the warmth and natural light throughout. A welcoming living room sits to the left of the foyer, while a formal dining room is positioned to the right—both featuring large windows that fill the spaces with sunlight. Continue into the heart of the home, where a comfortab

Key facts

• Large deck
• Primary suite
• Large laundry room

Tags

• LARGE DECK
• UPDATED KITCHEN
• LARGE LAUNDRY ROOM
• OVERSIZED WALK-IN PANTRY
• PRIMARY SUITE
• UPDATED HALL BATH

Property features AI

Finance

• Other: Solar energy features
• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick and vinyl siding; Concrete perimeter foundation; Built (year source: Assessor)
• Exterior features: Deck; Back yard; Adjoins common and open ground; Open lot

Interior

• Kitchen: Microwave; Electric oven
• Bedrooms: 5 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Kitchen island; Pantry; Laminate counters; Ceiling fans throughout
• Laundry & utility: Main-level laundry with sink

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (29.9% below list).
• Recommended offer: $350k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.9% in Chesterfield — 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 71/100 on livability (#110 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living D-.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Green Trails Elem. (math 57% / reading 67%, grade B, #98 of 1,115 statewide, top 10%, 379 students, 8% FRL); Central High (math 53% / reading 73%, grade B-, #26 of 521 statewide, top 5%, 1,244 students, 13% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 227 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($127k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($492k) 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 $350,414 (29.9% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.70% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $568,750
• List price: $500,000
• Delta: -12.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14121 Westernmill Dr	0.17mi	4/2.5 (-1)	2,721 (+3%)	2mo	$625,000	$230	79
14523 Marmont Dr	0.23mi	5/4.0	2,643 (+0%)	9mo	$500,000	$189	78
14149 Westernmill Dr	0.15mi	4/2.5 (-1)	2,593 (-2%)	17mo	$619,900	$239	69
235 Stablestone Dr	0.50mi	4/2.5 (-1)	2,465 (-7%)	11mo	$540,000	$219	49
85 Glen Cove Dr	0.48mi	5/3.0	3,005 (+14%)	8mo	$624,900	$208	48
58 High Valley Dr	0.69mi	4/2.5 (-1)	2,622 (-1%)	14mo	$539,000	$206	48
176 Marcrest Dr	0.69mi	5/3.5	2,552 (-3%)	15mo	$640,000	$251	48
413 Strawbridge Dr	0.33mi	4/3.5 (-1)	2,450 (-7%)	22mo	$629,000	$257	48
13969 Cedar Grove Ct	0.53mi	4/3.0 (-1)	2,783 (+6%)	18mo	$710,000	$255	46

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 · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-99,855
• Equity at exit: $74,552

10-year hold

• IRR: -8.8%
• Equity multiple: 0.40×
• Total profit: $-83,853
• Equity at exit: $43,231

Cash invested: $140,000 (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 63017

• Rents YoY: 5.5%
• Active inventory: 227
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,504 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$375 /mo · $4,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-437

Break-even live

Break-even rent $4,057

Max offer price $422,780

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 Stablestone Dr Chesterfield, MO	4.0	3.0	3348	$3,900	$1.16	8d	1	0.18mi
14217 Dinsmoor Dr Chesterfield, MO	4.0	3.0	3313	$4,200	$1.27	18d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $500,000 Active 22 DOM
2. 2026-06-17
   days on market $500,000 Active 21 DOM
3. 2026-06-16
   days on market $500,000 Active 20 DOM
4. 2026-06-15
   days on market $500,000 Active 19 DOM
5. 2026-06-13
   days on market $500,000 Active 17 DOM
6. 2026-06-13
   days on market $500,000 Active 16 DOM
7. 2026-06-09
   days on market $500,000 Active 13 DOM
8. 2026-06-08
   days on market $500,000 Active 12 DOM
9. 2026-06-07
   days on market $500,000 Active 11 DOM
10. 2026-06-03
    days on market $500,000 Active 7 DOM
11. 2026-06-02
    days on market $500,000 Active 6 DOM
12. 2026-06-01
    days on market $500,000 Active 5 DOM
13. 2026-05-31
    days on market $500,000 Active 4 DOM
14. 2026-05-13
    listed $500,000 Active 2251-char remark
15. 1990-03-01
    soldstatus
16. 1989-07-01
    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: $4,500 · $375/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$350/yr (+$29/mo · 7.8%)

ⓘ 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 4/10 Moderate 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,050
• − Mortgage interest: −$28,008
• − Property taxes: −$4,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,364
• − Management: −$3,364
• − Depreciation: −$14,545
• Taxable loss: −$14,232
• Est. tax savings @ 24.0%: +$3,416
• After-tax cash flow: $-1,830/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Chesterfield

• Score: 71/100
• State rank: #110
• US rank: #7054

Category grades

Amenities F Commute F Cost of living D- 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: Chesterfield, MO
• County: Saint Louis County · 888,823 people
• City population: 43,243
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,243
• Household income: $127,095
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1012.0

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 (75%)
• Race & ethnicity: White 75% Asian 13% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Slovak 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 4% Chinese 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: ▼ -230.79%
• Current HPI: 218.3938
• Rent YoY: ▲ 5.52%
• 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

4 events — show timeline

• 2026-05-27 Listed $500,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $500,000 MARIS as Distributed by MLS Grid
• 1990-03-01 Sold (Public Records) — Public Records
• 1989-07-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $4,500 · +0.4% YoY. Source: county tax records.