1412 Bloomfield Dr · Eureka, MO 63025

$502,900

4 bd · 2.5 ba · 2,940 sqft · Other · 268 Days on market

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the brand-new Nottingham 2-story home by McBride Homes! With 4BR and 2.5BA, this home is ready now! Featuring 3-car garage, 9’ ceilings, 6’ windows, & upgraded wood laminate flooring throughout the main level. The kitchen is a showstopper w/ quartz countertops, 42” Winstead Burlap cabinets, island with breakfast bar, & stainless steel GE appliances. Perfect for relaxing or entertaining, it also has a spacious great room w/ a wall of windows, plus formal living & dining rooms off the welcoming foyer. Upstairs, the primary suite includes a walk-in closet, separate shower, & large tub, along w/ 3 additional bedrooms, a hall bath, & a loft

Key facts

• Quartz countertops
• Spacious great room
• 3 car garage

Tags

• 3 CAR GARAGE
• QUARTZ COUNTERTOPS
• 42 WINSTEAD BURLAP CABINETS
• ISLAND WITH BREAKFAST BAR
• STAINLESS STEEL GE APPLIANCES
• SPACIOUS GREAT ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $503k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• 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 (22.4% below list).
• Recommended offer: $390k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Geggie Elem. (math 43% / reading 60%, grade C-, #268 of 1,115 statewide, top 24%, 654 students, 7% FRL); Lasalle Springs Middle (math 46% / reading 59%, grade C+, #54 of 391 statewide, top 14%, 872 students, 12% FRL); Eureka Sr. High (math 36% / reading 66%, grade D+, #109 of 521 statewide, top 21%, 1,712 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 143 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($443k) is reasonable based on typical stale-listing flexibility.

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 $390,000 (22.4% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.7

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-72,361
• Equity at exit: $74,984

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-52,015
• Equity at exit: $43,482

Cash invested: $140,812 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,637
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $148

Break-even live

Break-even rent $3,713

Max offer price $502,900

Occupancy floor 91%

Sensitivity live

Price	-10% $432	-5% $290	+0% $148	+5% $-568	+10% $-742
Rent	-10% $-160	-5% $-6	+0% $148	+5% $302	+10% $456
Rate	-1.0pp $401	-0.5pp $276	base $148	+0.5pp $17	+1.0pp $-115

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: $125,725
• Closing costs: $15,087
• 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	0d	1	0.39mi

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-01-30
   price $502,900
3. 2025-12-22
   price $501,212
4. 2025-10-31
   price $479,900
5. 2025-07-30
   listed $499,699 Active

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $4,878 · $407/mo
• Expected delta: +$3,840/yr (+$320/mo · 369.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$28,170
• − Property taxes: −$1,038
• − Insurance: −$2,514
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$14,630
• Taxable loss: −$7,041
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $3,462/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

+0.6% since first listed

5 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-01-30 Price Changed $502,900 MARIS as Distributed by MLS Grid
• 2025-12-22 Price Changed $501,212 MARIS as Distributed by MLS Grid
• 2025-10-31 Price Changed $479,900 MARIS as Distributed by MLS Grid
• 2025-07-30 Listed $499,699 MARIS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,038 · +29.3% YoY. Source: county tax records.