228 Newton Pl · Ballwin, MO 63021

$225,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.46 ac lot Est $255k · 12% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +12.7/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• 1% rule +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to Ballwin! Nestled in one of Ballwin’s most desirable neighborhoods within a top-tier, highly rated school district, this charming three bedroom, one bathroom home offers the perfect blend of comfort and unbeatable convenience. While the main level provides a fantastic, versatile layout ready for your personal touch, the property truly shines with its exceptional exterior and lower-level features, boasting plenty of parking space for guests and a massive full basement that offers incredible storage or the perfect canvas to finish for additional living area. Just minutes away from a vibrant selection of shopping, dining, and local amenities—making this an incredibl

Key facts

• 0.46 acre lot
• Built 1955
• Listed 6 days

Property features AI

Finance

• Other: Above-grade living area reported as 925 (public records); Lot dimensions approximately 100 x 199 x 100 x 199; Lot size approximately 0.46 acre
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; House with one level; Owner by contract
• Construction: Built using other construction materials
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $210k (7.1% below list).
• Recommended offer: $210k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Ballwin — 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 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: Ballwin Elem. (math 45% / reading 57%, grade C-, #273 of 1,115 statewide, top 25%, 434 students, 18% FRL); Marquette Sr. High (math 53% / reading 79%, grade B, #17 of 521 statewide, top 3%, 2,155 students, 13% FRL).
• Market conditions: Rents rising (+1.9%/yr); 241 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $209,801 (7.1% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $255,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Barton Ln	0.19mi	3/1.0	925 (0%)	14mo	$275,000	$297	79
241 Dennison Dr	0.26mi	3/1.0	925 (0%)	13mo	$250,000	$270	77
212 Ramsey Ln	0.34mi	3/2.0	925 (0%)	23mo	$278,000	$301	61
110 Coral Ter #5	0.33mi	2/2.0 (-1)	928 (+0%)	17mo	$175,000	$189	61
247 Ramsey Ln	0.47mi	3/1.0	1,008 (+9%)	3mo	$230,000	$228	61
442 Radford Ln	0.50mi	3/1.0	982 (+6%)	9mo	$289,900	$295	59
239 Ramsey Ln	0.43mi	3/1.0	1,000 (+8%)	13mo	$219,999	$220	56
117 Birchwood Dr	0.43mi	3/1.5	1,020 (+10%)	12mo	$299,900	$294	51
633 Highland Dr	0.56mi	3/1.0	960 (+4%)	23mo	$264,800	$276	48
236 Warner Ct	0.52mi	3/1.0	1,008 (+9%)	19mo	$214,999	$213	45
285 Ramsey Ln	0.74mi	3/1.0	1,008 (+9%)	12mo	$129,900	$129	41
639 Highland Dr	0.58mi	4/2.0 (+1)	1,000 (+8%)	16mo	$334,900	$335	37

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-27,539
• Equity at exit: $33,682

10-year hold

• IRR: -4.6%
• Equity multiple: 0.71×
• Total profit: $-18,400
• Equity at exit: $19,532

Cash invested: $63,252 (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 63021

• Rents YoY: 1.9%
• Active inventory: 241
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $177

Break-even live

Break-even rent $1,873

Max offer price $225,900

Occupancy floor 87%

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: $56,475
• Closing costs: $6,777
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Steamboat Ln Ballwin, MO	1.0–3.0	1.0–2.5	1177	$2,302	$1.95	1d	10	0.51mi
204 Hillsdale Dr Ballwin, MO	3.0	1.0	925	$1,995	$2.16	43d	1	0.91mi
500 Seven Trails Dr Ballwin, MO	1.0–2.0	1.0–2.0	1171	$1,904	$1.63	1d	18	0.93mi
920 Quail Terrace Ct Ballwin, MO	2.0–3.0	1.0–2.0	1029	$2,209	$2.15	1d	9	1.01mi
455 Down Hill Dr Ballwin, MO	3.0	2.0	1092	$1,926	$1.76	1d	1	1.09mi

Listing history 5 events

1. 2026-05-22
   listed $225,900 Active
2. 2026-05-21
   historical $225,900
3. 1995-01-24
   soldstatus
4. 1995-01-24
   soldstatus
5. 1955-12-05
   soldstatus

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $25,176
• − Mortgage interest: −$12,654
• − Property taxes: −$2,415
• − Insurance: −$1,130
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,572
• Taxable loss: −$1,622
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,518/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): 55,666
• Household income: $120,177
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 932.0

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 (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 9% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

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: ▼ -209.71%
• Current HPI: 221.4498
• Rent YoY: ▲ 1.94%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $225,900 MARIS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $225,900 MARIS as Distributed by MLS Grid
• 1995-01-24 Sold (Public Records) — Public Records
• 1995-01-24 Sold (Public Records) — Public Records
• 1955-12-05 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2022): $2,415 · +0.7% YoY. Source: county tax records.