1014 Maywood Dr · Eureka, MO 63025

$400,000

3 bd · 2.5 ba · 864 sqft · Other public records · 11 Days on market

Built 2008 6,534 sqft lot $51/mo HOA · 3% of rent

---

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
• Schools +5.4/10.0
• Cash flow +3.9/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You MUST SEE this beautifully renovated 2 Story home in the desirable Mirasol Subdivision. Located within walking distance to the neighborhood POOL & TENNIS COURT, this 9 year old home is basically brand new on the inside! As soon as you step inside you'll love how clean and neutrally decorated everything is. The living room has ample space and leads to the impressive CUSTOM HIGH END KITCHEN. From the quartz countertops, to the custom cabinetry, you’ll immediately feel the luxury this kitchen has to offer. The newly constructed Mudroom has custom millwork and an updated bathroom. Upstairs you'll find an impressive master suite with a LUXURY MASTER BATHROOM. The other full bathroom upstairs is just as beautiful! In the FINISHED LOWER LEVEL you will find a large family room and 1/2 bath and LOTS of storage. Walk out to the level, fenced backyard. Sprinkler system, new landscaping, composite deck, and an impressive list of home automation upgrades-this home truly has everything!!

Key facts

• Custom cabinetry
• Quartz countertops
• Beverage cooler

Tags

• UPDATED TWO STORY HOME
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• BEVERAGE COOLER

Property features AI

Finance

• HOA & community: Member of Marisol HOA; Community amenities include cabana, pool, and tennis courts; Annual association fee of $615 covering clubhouse, common area maintenance, pool maintenance, pool access, and snow removal

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Cable and phone available; Electricity, sewer, and water connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction with vinyl siding; Shingle roof; Basement with partial finish, concrete floor, 8+ ft pour, walk-out access, sump pump, and a bathroom
• Exterior features: Covered front porch; Level lot; Front and rear sprinklers; Community pool access

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Gas oven; Gas range; Built-in refrigerator; Refrigerator; Water softener
• Bedrooms: Three bedrooms (all on upper level)
• Bathrooms: Two full bathrooms; Two half bathrooms; Main and upper levels contain three bathrooms total; Lower level half bath
• Interior features: Breakfast bar; Double vanity; Eat-in kitchen; Kitchen island; Kitchen/dining room combo; Smoke detectors
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (49.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (53.8% below list).
• Recommended offer: $185k (53.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Geggie Elem. (math 43% / reading 60%, grade C-, #268 of 1,115 statewide, top 24%, 654 students, 7% FRL); Eureka Sr. High (math 36% / reading 66%, grade D+, #109 of 521 statewide, top 21%, 1,712 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,917 (53.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.46% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.12%
• DSCR: 0.46
• GRM: 18.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -38.7%
• Equity multiple: -0.22×
• Total profit: $-136,912
• Equity at exit: $59,641

10-year hold

• IRR: -59.4%
• Equity multiple: -0.90×
• Total profit: $-212,272
• Equity at exit: $34,585

Cash invested: $112,000 (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 63025

• Active inventory: 143
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$167
• HOA: −$51
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-1,131

Break-even live

Break-even rent $3,280

Max offer price $200,251

Occupancy floor —

Sensitivity live

Price	-10% $-904	-5% $-1,018	+0% $-1,131	+5% $-1,244	+10% $-1,357
Rent	-10% $-1,277	-5% $-1,204	+0% $-1,131	+5% $-1,058	+10% $-985
Rate	-1.0pp $-929	-0.5pp $-1,029	base $-1,131	+0.5pp $-1,234	+1.0pp $-1,340

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $51 · $612/yr
• Likely covers: landscapingpool

Listing history 9 events

1. 2026-06-21
   days on market $400,000 Active 11 DOM
2. 2026-06-18
   days on market $400,000 Active 8 DOM
3. 2026-06-17
   days on market $400,000 Active 7 DOM
4. 2026-06-16
   days on market $400,000 Active 6 DOM
5. 2026-06-15
   days on market $400,000 Active 5 DOM
6. 2026-06-13
   days on market $400,000 Active 3 DOM
7. 2026-06-13
   statusdays on market $400,000 Active 2 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $400,000 Coming Soon 1 DOM

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $3,880 · $323/mo
• Expected delta: +$565/yr (+$47/mo · 17.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,190
• − Mortgage interest: −$22,406
• − Property taxes: −$3,315
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$612
• − Depreciation: −$11,636
• Taxable loss: −$21,330
• Est. tax savings @ 24.0%: +$5,119
• After-tax cash flow: $-8,450/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

• 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

+42.9% since first listed

6 events — show timeline

• 2026-06-10 Coming Soon $400,000 MARIS as Distributed by MLS Grid
• 2018-06-01 Sold (Public Records) — Public Records
• 2018-05-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-05-15 Pending — MARIS as Distributed by MLS Grid
• 2018-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-16 Listed $279,900 MARIS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $3,315 · +10.6% YoY. Source: county tax records.