2 Ashford at Wildflower Mnrs · Wentzville, MO 63385

$343,900

4 bd · 2.5 ba · 2,548 sqft · SingleFamily · 365 Days on market

$135/sqft · 16% below area Est $410k · 16% 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 +14.7/15.0
• Cash flow +7.6/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 4BR, 2.5BA Ashford Two Story. Pricing will vary depending on interior/exterior selections. This beautiful home opens to a living room and separate formal dining room. The back of the home features an open floorplan with massive kitchen, breakfast room, and large family room. Master suite features large walk in closet and private bath. 3 secondary bedrooms, all with walk in closets! The Ashford includes a 2 car garage, main floor laundry room, soffits & fascia and much more! Personal selections may include center island, extended kitchen plan with peninsula, gas fireplace, window wall or bay windows. Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Wildflower amenities include a sports court, pavilion with picnic tables, fire pit, pickle ball courts, and BBQ pits. Display photos shown.

Key facts

• Large family room
• Breakfast room
• Private bath

Tags

• OPEN FLOORPLAN
• MASSIVE KITCHEN
• BREAKFAST ROOM
• LARGE FAMILY ROOM
• WALK IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (27.7% below list).
• Recommended offer: $249k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% in Wentzville — 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 81/100 on livability (#14 in MO, #1,402 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Wentzville R-IV (suburban): math 44% / reading 52% proficiency, ranked #32 of 324 in MO (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+4.0%/yr); 695 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,021 units permitted in St. Charles County in 2024 (568 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 $10k of value loss. Plan a longer hold.
• St. Charles County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $248,661 (27.7% 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. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $409,654
• List price: $343,900
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Yellow Rose Ct	0.18mi	4/2.5	2,784 (+9%)	13mo	$485,423	$174	65
707 Myatt Dr	0.57mi	4/2.5	2,480 (-3%)	6mo	$445,000	$179	64
176 Redmond Pines Dr	0.59mi	4/3.0	2,519 (-1%)	7mo	$399,900	$159	63
374 Cottage Grove Dr	0.64mi	4/2.5	2,480 (-3%)	11mo	$468,000	$189	56
408 Shadow Pines Dr	0.48mi	3/3.0 (-1)	2,458 (-4%)	13mo	$449,900	$183	54
1101 Panda Ct	0.68mi	4/3.5	2,511 (-2%)	10mo	$475,000	$189	53
1161 Silo Bend Dr Unit 338A	0.73mi	3/3.0 (-1)	2,534 (-0%)	10mo	$325,000	$128	49
102 Tiger Dr	0.40mi	3/3.0 (-1)	2,249 (-12%)	10mo	$349,900	$156	46
1528 Hibernation Holw	0.51mi	4/2.5	2,911 (+14%)	8mo	$469,000	$161	46
530 Elm Creek Dr	0.59mi	3/2.5 (-1)	2,341 (-8%)	14mo	$625,000	$267	42
302 Edgefield Ct	0.60mi	3/2.0 (-1)	2,353 (-8%)	14mo	$520,000	$221	40
382 Cottage Grove Dr	0.64mi	4/2.5	2,259 (-11%)	16mo	$419,794	$186	38

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.17×
• Total profit: $-79,517
• Equity at exit: $51,277

10-year hold

• IRR: -16.7%
• Equity multiple: 0.04×
• Total profit: $-92,748
• Equity at exit: $29,734

Cash invested: $96,292 (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 63385

• Home prices YoY: -31.2%
• Rents YoY: 4.0%
• Active inventory: 695
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,803
• Tax est. 1.5%: −$430 /mo · $5,158/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-412

Break-even live

Break-even rent $3,008

Max offer price $284,255

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: $85,975
• Closing costs: $10,317
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3833 Rocky Mound Dr Wentzville, MO	3.0	2.5	3111	$2,551	$0.82	23d	1	1.25mi
121 Brookfield Blvd Wentzville, MO	3.0	2.5	2000	$2,261	$1.13	10d	1	1.39mi

Listing history 21 events

1. 2026-06-05
   days on market $343,900 Active 365 DOM
2. 2026-06-03
   days on market $343,900 Active 364 DOM
3. 2026-06-02
   days on market $343,900 Active 363 DOM
4. 2026-06-01
   days on market $343,900 Active 362 DOM
5. 2026-05-31
   days on market $343,900 Active 361 DOM
6. 2026-02-27
   price $343,900 938-char remark

   Show marketing remark (938 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 4BR, 2.5BA Ashford Two Story. Pricing will vary depending on interior/exterior selections. This beautiful home opens to a living room and separate formal dining room. The back of the home features an open floorplan with massive kitchen, breakfast room, and large family room. Master suite features large walk in closet and private bath. 3 secondary bedrooms, all with walk in closets! The Ashford includes a 2 car garage, main floor laundry room, soffits & fascia and much more! Personal selections may include center island, extended kitchen plan with peninsula, gas fireplace, window wall or bay windows. Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Wildflower amenities include a sports court, pavilion with picnic tables, fire pit, pickle ball courts, and BBQ pits. Display photos shown.

7. 2025-08-29
   price $340,900 938-char remark

   Show marketing remark (938 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 4BR, 2.5BA Ashford Two Story. Pricing will vary depending on interior/exterior selections. This beautiful home opens to a living room and separate formal dining room. The back of the home features an open floorplan with massive kitchen, breakfast room, and large family room. Master suite features large walk in closet and private bath. 3 secondary bedrooms, all with walk in closets! The Ashford includes a 2 car garage, main floor laundry room, soffits & fascia and much more! Personal selections may include center island, extended kitchen plan with peninsula, gas fireplace, window wall or bay windows. Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Wildflower amenities include a sports court, pavilion with picnic tables, fire pit, pickle ball courts, and BBQ pits. Display photos shown.

8. 2025-06-04
   listed $335,900 Active 938-char remark

   Show marketing remark (938 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 4BR, 2.5BA Ashford Two Story. Pricing will vary depending on interior/exterior selections. This beautiful home opens to a living room and separate formal dining room. The back of the home features an open floorplan with massive kitchen, breakfast room, and large family room. Master suite features large walk in closet and private bath. 3 secondary bedrooms, all with walk in closets! The Ashford includes a 2 car garage, main floor laundry room, soffits & fascia and much more! Personal selections may include center island, extended kitchen plan with peninsula, gas fireplace, window wall or bay windows. Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Wildflower amenities include a sports court, pavilion with picnic tables, fire pit, pickle ball courts, and BBQ pits. Display photos shown.

9. 2025-04-18
   historical
10. 2025-03-17
    price $351,900
11. 2024-05-31
    price $350,900
12. 2024-05-20
    price $346,900
13. 2024-04-17
    listed $338,900 Active
14. 2024-04-05
    historical
15. 2024-02-15
    price $338,900
16. 2024-02-01
    price $335,900
17. 2024-01-02
    price $333,900
18. 2023-11-01
    price $328,900
19. 2023-08-01
    price $343,900
20. 2023-03-20
    price $338,900
21. 2023-02-10
    listed $328,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,839
• − Mortgage interest: −$19,264
• − Property taxes: −$5,158
• − Insurance: −$1,720
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$10,004
• Taxable loss: −$11,081
• Est. tax savings @ 24.0%: +$2,659
• After-tax cash flow: $-2,287/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: Wentzville R-IV
• NCES district ID: 2931650
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,961
• Composite: 43.49/100
• National rank: #2994
• State rank: #32 of 324 in MO

Livability — Wentzville

• Score: 81/100
• State rank: #14
• US rank: #1402

Category grades

Amenities C+ Commute F Cost of living A- 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: Wentzville, MO
• County: Saint Charles County · 399,703 people
• City population: 51,330
• Metro: St. Louis, MO-IL
• Population (ZIP): 51,330
• Household income: $112,199
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 662.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 437,857 people
• By 2030: 461,707 · +5.4%
• By 2040: 503,222 · +14.9%
• By 2050: 534,684 · +22.1%
• By 2075: 597,047 · +36.4%
• By 2100: 609,682 · +39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · St. Charles

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.4%
• 2008→2024 swing: -7.2pp toward R · 2008: -9.7pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+17.5 2016: R+26.4 2012: R+21.0 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.98%
• Current HPI: 216.4917
• Rent YoY: ▲ 3.96%
• 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

+4.6% since first listed

16 events — show timeline

• 2026-02-27 Price Changed $343,900 MARIS as Distributed by MLS Grid
• 2025-08-29 Price Changed $340,900 MARIS as Distributed by MLS Grid
• 2025-06-04 Listed $335,900 MARIS as Distributed by MLS Grid
• 2025-04-18 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-17 Price Changed $351,900 MARIS as Distributed by MLS Grid
• 2024-05-31 Price Changed $350,900 MARIS as Distributed by MLS Grid
• 2024-05-20 Price Changed $346,900 MARIS as Distributed by MLS Grid
• 2024-04-17 Listed $338,900 MARIS as Distributed by MLS Grid
• 2024-04-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-15 Price Changed $338,900 MARIS as Distributed by MLS Grid
• 2024-02-01 Price Changed $335,900 MARIS as Distributed by MLS Grid
• 2024-01-02 Price Changed $333,900 MARIS as Distributed by MLS Grid
• 2023-11-01 Price Changed $328,900 MARIS as Distributed by MLS Grid
• 2023-08-01 Price Changed $343,900 MARIS as Distributed by MLS Grid
• 2023-03-20 Price Changed $338,900 MARIS as Distributed by MLS Grid
• 2023-02-10 Listed $328,900 MARIS as Distributed by MLS Grid