250 Sunset Dr · Ballwin, MO 63011

$310,000

3 bd · 1.5 ba · 1,109 sqft · SingleFamily public records · 1 Days on market

Built 1956 0.51 ac lot Est $288k · 8% over

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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
• Schools +5.4/10.0
• Livability +4.3/5.0
• ARV discount +4.1/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Circa 1956: Adorable 3 bed/1.5 bath, completely updated ranch, nestled on a 1/2 acre corner. Espresso red oak hardwood floors greet you in the spacious living room offering vaulted ceilings which opens right up to the bright dining area with large windows. Kitchen is a delight featuring brand new 42" white cabinets, granite counters, subway tile backsplash, luxury vinyl plank flooring & brand new stainless steel appliances including a fridge! All bedrooms and both bathrooms have also been nicely updated with beautiful finishes! Head downstairs to the finished basement! Spread out in the large family room with brand new carpet. Plenty of room left for storage too! Other updates include: dual panel arch top doors 2020), brand new vinyl double hung windows(2020), HVAC (2015), Roof, Siding, ceiling fans throughout (2020), paint (2020). Rockwood schools, (about 1 block from Westridge Elementary). Ready for new owners! Move right in and start enjoying!

Key facts

• Bright dining area
• Vaulted ceilings
• 42 inch cabinets

Tags

• HARDWOOD FLOORS
• VAULTED CEILINGS
• BRIGHT DINING AREA
• LARGE WINDOW
• BUILT-INS
• 42 INCH CABINETS

Property features AI

Finance

• Other: Seller may consider concessions

Exterior

• Parking: Carport (1 space)
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Ameren electric; Cable available; Natural gas available and connected; Electricity connected; Water connected
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Architectural shingle roof; Partial finished full basement
• Exterior features: Patio; Private yard; Back yard; Front yard; Corner lot; Level lot

Interior

• Kitchen: Granite countertops; Stainless steel appliances; Electric cooktop; Built-in electric range; Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Bookcases; Granite counters; Open floorplan; Vaulted ceilings; Blinds, drapes and screens on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (32.6% below list).
• Recommended offer: $209k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Ballwin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Westridge Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 400 students, 20% FRL); Crestview Middle (math 57% / reading 70%, grade B+, #11 of 391 statewide, top 3%, 1,125 students, 12% FRL); Marquette Sr. High (math 53% / reading 79%, grade B, #17 of 521 statewide, top 3%, 2,155 students, 13% FRL).
• Market conditions: Rents flat; 145 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago 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.
• Current owner paid $219k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,069 (32.6% 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 1956 — 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: 0.67% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $288,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Sunset Dr	0.10mi	3/1.5	1,109 (0%)	15mo	$274,900	$248	83
239 E Skyline Dr	0.32mi	3/1.0	1,104 (-0%)	2mo	$299,900	$272	80
909 Crestland Dr	0.12mi	3/1.0	1,073 (-3%)	16mo	$250,000	$233	74
812 Kehrs Mill Rd	0.20mi	3/1.5	1,009 (-9%)	6mo	$214,900	$213	70
930 Crestland Dr	0.15mi	3/2.0	1,025 (-8%)	13mo	$284,900	$278	68
332 Providence Rd	0.33mi	3/2.5	1,189 (+7%)	1mo	$249,900	$210	68
115 Vlasis Dr	0.54mi	3/2.5	1,125 (+1%)	13mo	$349,900	$311	57
263 E Skyline Dr	0.25mi	2/1.0 (-1)	991 (-11%)	11mo	$239,000	$241	54
737 Smith Dr	0.45mi	3/2.0	1,225 (+10%)	10mo	$275,000	$224	51
117 Birchwood Dr	0.70mi	3/1.5	1,020 (-8%)	12mo	$299,900	$294	44
119 Smith Dr	0.50mi	3/2.0	1,270 (+14%)	8mo	$329,900	$260	43
639 Highland Dr	0.52mi	4/2.0 (+1)	1,000 (-10%)	16mo	$334,900	$335	39

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.11×
• Total profit: $-77,383
• Equity at exit: $46,222

10-year hold

• IRR: -33.4%
• Equity multiple: -0.32×
• Total profit: $-114,287
• Equity at exit: $26,803

Cash invested: $86,800 (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 63011

• Rents YoY: 0.8%
• Active inventory: 145
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$252 /mo · $3,025/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-355

Break-even live

Break-even rent $2,540

Max offer price $247,233

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-268	+0% $-355	+5% $-443	+10% $-531
Rent	-10% $-520	-5% $-438	+0% $-355	+5% $-273	+10% $-190
Rate	-1.0pp $-199	-0.5pp $-276	base $-355	+0.5pp $-436	+1.0pp $-517

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hillsdale Dr Ballwin, MO	3.0	1.0	925	$1,995	$2.16	45d	1	0.41mi
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$2,302	$1.95	0d	11	0.81mi
1212 Clarkson Ct #1212 Ellisville, MO	2.0	1.5	800	$1,700	$2.12	45d	1	1.22mi
500 Seven Trails Dr Ballwin, MO	1.0–2.0	1.0–2.0	1171	$1,904	$1.63	0d	18	1.25mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $310,000 Pending 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: $3,025 · $252/mo
• Projected year-2 tax: $3,025 · $252/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $25,088
• − Mortgage interest: −$17,365
• − Property taxes: −$3,025
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$9,018
• Taxable loss: −$9,884
• Est. tax savings @ 24.0%: +$2,372
• After-tax cash flow: $-1,892/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): 35,920
• Household income: $124,454
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 455.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Asian 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -271.82%
• Current HPI: 234.1279
• Rent YoY: ▲ 0.83%
• 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

+110.2% since first listed

17 events — show timeline

• 2026-06-20 Pending — MARIS as Distributed by MLS Grid
• 2026-06-19 Listed $310,000 MARIS as Distributed by MLS Grid
• 2026-06-19 Coming Soon $310,000 MARIS as Distributed by MLS Grid
• 2020-10-16 Sold (Public Records) $219,000 Public Records
• 2020-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-04 Pending — MARIS as Distributed by MLS Grid
• 2020-09-03 Listed $215,000 MARIS as Distributed by MLS Grid
• 2020-08-26 Coming Soon $215,000 MARIS as Distributed by MLS Grid
• 2020-05-13 Sold (Public Records) $100,000 Public Records
• 2020-04-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-13 Pending — MARIS as Distributed by MLS Grid
• 2020-02-18 Relisted — MARIS as Distributed by MLS Grid
• 2020-01-30 Contingent — MARIS as Distributed by MLS Grid
• 2020-01-24 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2019-11-15 Listed $147,500 MARIS as Distributed by MLS Grid
• 1995-05-31 Sold (Public Records) — Public Records
• 1967-10-24 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2022): $3,025 · +0.7% YoY. Source: county tax records.