105 Windfall Way · Eureka, MO 63025

$489,900

4 bd · 2.5 ba · 1,440 sqft · Other public records · 3 Days on market

Built 2022 10,018 sqft lot $31/mo HOA · 2% of rent

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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).

• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Sequoia Two Story 4BR 2.5BA home will be move in ready late Summer. Perfect for entertaining, the kitchen features large square island with breakfast bar, stainless steel GE appliances, and white 42 inch wall cabinets! Window wall in family room. Formal living room and dining room, plus powder room and laundry on main level. Upstairs is the master suite featuring massive walk-in closet, separate shower and corner tub with large window, double sink vanity, plus three additional bedrooms and a hall bathroom. 6ft windows on main floor, upgraded wood laminate flooring, and more! The lower level includes a ¾ bath rough-in for future finish. Windswept Farms is a 174 acre master planned community with 557 new homesites located in the Rockwood School District. USDA approved. Enjoy peace of mind with McBride Homes' 10 year builders warranty and incredible customer service! Similar Photos Home Shown.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: Part of Windswept Farms HOA; Annual association fee of $375; HOA covers grounds maintenance and parking/road maintenance; No association amenities listed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Underground utilities
• Home design: Single family residence; Private ownership; One level (main living on one level with upper-level bedrooms); Level lot
• Construction: Vinyl siding
• Exterior features: Deck; Composite deck; Patio

Interior

• Kitchen: Dishwasher; Disposal; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on upper level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Open floorplan; Kitchen island; Double vanity
• Laundry & utility: Main level laundry; Water softener (rented); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $490k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (64.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (60.3% below list).
• Recommended offer: $173k (64.7% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 3.2% in Eureka — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 141 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask is 15452% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $172,928 (64.7% 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: 0.40% ✗
• Cap rate: 1.90%
• Cash-on-cash: -15.70%
• DSCR: 0.30
• GRM: 21.0

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: -46.8%
• Equity multiple: -0.41×
• Total profit: $-193,669
• Equity at exit: $73,046

10-year hold

• IRR: -88.2%
• Equity multiple: -1.30×
• Total profit: $-315,811
• Equity at exit: $42,358

Cash invested: $137,172 (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: 141
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$528 /mo · $6,339/yr
• Insurance: −$204
• HOA: −$31
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-1,794

Break-even live

Break-even rent $4,218

Max offer price $172,928

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Legends Terrace Dr Eureka, MO	1.0–3.0	1.0–2.0	967	$1,947	$2.01	2d	17	1.33mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 9 events

1. 2026-06-01
   status $489,900 Pending 3 DOM
2. 2026-05-31
   days on market $489,900 Active 3 DOM
3. 2026-05-21
   historical $489,900
4. 2025-06-04
   historical $3,150
5. 2025-05-26
   listed $3,150
6. 2025-05-01
   listed $495,000 Active
7. 2022-09-22
   soldstatus Closed 915-char remark

   Show marketing remark (915 chars)

   This Sequoia Two Story 4BR 2.5BA home will be move in ready late Summer. Perfect for entertaining, the kitchen features large square island with breakfast bar, stainless steel GE appliances, and white 42 inch wall cabinets! Window wall in family room. Formal living room and dining room, plus powder room and laundry on main level. Upstairs is the master suite featuring massive walk-in closet, separate shower and corner tub with large window, double sink vanity, plus three additional bedrooms and a hall bathroom. 6ft windows on main floor, upgraded wood laminate flooring, and more! The lower level includes a ¾ bath rough-in for future finish. Windswept Farms is a 174 acre master planned community with 557 new homesites located in the Rockwood School District. USDA approved. Enjoy peace of mind with McBride Homes' 10 year builders warranty and incredible customer service! Similar Photos Home Shown.

8. 2022-05-02
   status Pending 915-char remark

   Show marketing remark (915 chars)

   This Sequoia Two Story 4BR 2.5BA home will be move in ready late Summer. Perfect for entertaining, the kitchen features large square island with breakfast bar, stainless steel GE appliances, and white 42 inch wall cabinets! Window wall in family room. Formal living room and dining room, plus powder room and laundry on main level. Upstairs is the master suite featuring massive walk-in closet, separate shower and corner tub with large window, double sink vanity, plus three additional bedrooms and a hall bathroom. 6ft windows on main floor, upgraded wood laminate flooring, and more! The lower level includes a ¾ bath rough-in for future finish. Windswept Farms is a 174 acre master planned community with 557 new homesites located in the Rockwood School District. USDA approved. Enjoy peace of mind with McBride Homes' 10 year builders warranty and incredible customer service! Similar Photos Home Shown.

9. 2022-04-27
   listed $427,921 Active 915-char remark

   Show marketing remark (915 chars)

   This Sequoia Two Story 4BR 2.5BA home will be move in ready late Summer. Perfect for entertaining, the kitchen features large square island with breakfast bar, stainless steel GE appliances, and white 42 inch wall cabinets! Window wall in family room. Formal living room and dining room, plus powder room and laundry on main level. Upstairs is the master suite featuring massive walk-in closet, separate shower and corner tub with large window, double sink vanity, plus three additional bedrooms and a hall bathroom. 6ft windows on main floor, upgraded wood laminate flooring, and more! The lower level includes a ¾ bath rough-in for future finish. Windswept Farms is a 174 acre master planned community with 557 new homesites located in the Rockwood School District. USDA approved. Enjoy peace of mind with McBride Homes' 10 year builders warranty and incredible customer service! Similar Photos Home Shown.

ⓘ 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: $6,339 · $528/mo
• Projected year-2 tax: $6,339 · $528/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,364
• − Mortgage interest: −$27,442
• − Property taxes: −$6,339
• − Insurance: −$2,450
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$372
• − Depreciation: −$14,252
• Taxable loss: −$31,228
• Est. tax savings @ 24.0%: +$7,495
• After-tax cash flow: $-14,037/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

+14.5% since first listed

7 events — show timeline

• 2026-05-21 Coming Soon $489,900 MARIS as Distributed by MLS Grid
• 2025-06-04 Rental Removed $3,150 MARIS
• 2025-05-26 Listed for Rent $3,150 MARIS
• 2025-05-01 Listed $495,000 MARIS as Distributed by MLS Grid
• 2022-09-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-02 Pending — MARIS as Distributed by MLS Grid
• 2022-04-27 Listed $427,921 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $6,339 · +5.7% YoY. Source: county tax records.