Arlington Plan · Foristell, MO 63348

$249,900

2 bd · 2.0 ba · 1,252 sqft · SingleFamily · 545 Days on market

Good condition

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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
• Cash flow +5.6/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-story floor plan features 2 or 3 bedrooms with 2 full baths and optional half bath. The main floor is great for entertaining, with a living room that opens to the kitchen and breakfast. You'll love the natural light from the windows and sliding doors which lead to the patio or deck! The second floor features the master suite with a large walk in closet plus private bath, and additional bedroom with walk in closet and a hall bath. The Arlington also includes 2 car garage, enclosed soffits & fascia and much more! Additional choices include 3 bedroom plan, 2nd floor laundry, powder room, kitchen center island and bay window.

Key facts

• 2 garage spots
• Listed 544 days

🏗️ New construction. The $249,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,235.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.1% below list).
• Recommended offer: $212k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#484 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Boone Trail Elem. (math 44% / reading 51%, grade D, #342 of 1,115 statewide, top 31%, 535 students, 10% FRL); Wentzville South Middle (math 49% / reading 51%, grade C, #68 of 391 statewide, top 18%, 1,131 students, 14% FRL); Timberland High (math 36% / reading 63%, grade D, #124 of 521 statewide, top 28%, 1,676 students, 13% FRL).
• Market conditions: 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 545 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $212,241 (15.1% 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 545 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.61% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.04%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $349,235
• List price: $249,900
• Delta: -28.44%
• 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
90 Town Centre Ct	0.05mi	2/2.0	1,214 (-3%)	4mo	$321,900	$265	89
704 Celebration Ct	0.22mi	2/2.0	1,279 (+2%)	1mo	$329,900	$258	86
302 Freedom Dr	0.15mi	2/2.0	1,179 (-6%)	4mo	$289,900	$246	80
803 Colony Ridge Ct	0.13mi	3/2.0 (+1)	1,279 (+2%)	17mo	$338,705	$265	71
189 Libert Valley Dr	0.30mi	3/2.0 (+1)	1,279 (+2%)	9mo	$355,543	$278	70
408 Honor Hill Dr	0.23mi	3/2.0 (+1)	1,279 (+2%)	14mo	$299,900	$234	69
705 Celebration Ct	0.25mi	3/2.0 (+1)	1,279 (+2%)	14mo	$347,426	$272	68
506 Founders Way	0.17mi	3/2.0 (+1)	1,279 (+2%)	23mo	$299,900	$234	64
144 Liberty Valley Dr	0.28mi	3/2.0 (+1)	1,336 (+7%)	9mo	$318,900	$239	63
47 Town Centre Ct	0.15mi	3/2.5 (+1)	1,405 (+12%)	4mo	$299,900	$213	62
39 Town Centre Ct	0.17mi	3/2.5 (+1)	1,405 (+12%)	5mo	$299,900	$213	61
608 Allegiance Dr	0.29mi	3/2.0 (+1)	1,279 (+2%)	21mo	$309,900	$242	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.06×
• Total profit: $-103,485
• Equity at exit: $52,072

10-year hold

• IRR: -37.7%
• Equity multiple: -0.54×
• Total profit: $-150,408
• Equity at exit: $30,195

Cash invested: $97,786 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $289,900 ($214/sqft)
• Median days on market: 545 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63348

• Home prices YoY: -30.5%
• Active inventory: 241
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,831
• Tax est. 1.5%: −$437 /mo · $5,239/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-737

Break-even live

Break-even rent $3,055

Max offer price $242,622

Occupancy floor —

Sensitivity live

Price	-10% $-495	-5% $-616	+0% $-737	+5% $-857	+10% $-978
Rent	-10% $-904	-5% $-821	+0% $-737	+5% $-653	+10% $-569
Rate	-1.0pp $-561	-0.5pp $-648	base $-737	+0.5pp $-827	+1.0pp $-919

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: $87,309
• Closing costs: $10,477
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Honor Hill Dr Foristell, MO	3.0	2.0	1300	$2,400	$1.85	0d	1	0.20mi
149 N Main St Foristell, MO	1.0	1.0	1000	$999	$1.00	82d	1	0.66mi

Listing history 50 events

1. 2026-09-24
   days on market $249,900 Active 545 DOM
2. 2026-09-23
   days on market $249,900 Active 544 DOM
3. 2026-09-22
   days on market $249,900 Active 543 DOM
4. 2026-09-21
   days on market $249,900 Active 542 DOM
5. 2026-09-20
   days on market $249,900 Active 541 DOM
6. 2026-09-19
   days on market $249,900 Active 540 DOM
7. 2026-09-18
   days on market $249,900 Active 539 DOM
8. 2026-09-17
   days on market $249,900 Active 538 DOM
9. 2026-09-16
   days on market $249,900 Active 537 DOM
10. 2026-09-15
    days on market $249,900 Active 536 DOM
11. 2026-09-14
    days on market $249,900 Active 535 DOM
12. 2026-09-13
    days on market $249,900 Active 534 DOM
13. 2026-09-12
    days on market $249,900 Active 533 DOM
14. 2026-09-11
    days on market $249,900 Active 532 DOM
15. 2026-09-05
    days on market $249,900 Active 526 DOM
16. 2026-09-04
    days on market $249,900 Active 525 DOM
17. 2026-09-03
    days on market $249,900 Active 524 DOM
18. 2026-08-31
    days on market $249,900 Active 521 DOM
19. 2026-08-30
    days on market $249,900 Active 520 DOM
20. 2026-08-29
    days on market $249,900 Active 519 DOM
21. 2026-08-28
    days on market $249,900 Active 518 DOM
22. 2026-08-27
    days on market $249,900 Active 517 DOM
23. 2026-08-26
    days on market $249,900 Active 516 DOM
24. 2026-08-25
    days on market $249,900 Active 515 DOM
25. 2026-08-24
    days on market $249,900 Active 514 DOM
26. 2026-08-23
    days on market $249,900 Active 513 DOM
27. 2026-08-22
    days on market $249,900 Active 512 DOM
28. 2026-08-21
    days on market $249,900 Active 511 DOM
29. 2026-08-20
    days on market $249,900 Active 510 DOM
30. 2026-08-19
    days on market $249,900 Active 509 DOM
31. 2026-08-18
    days on market $249,900 Active 508 DOM
32. 2026-08-17
    days on market $249,900 Active 507 DOM
33. 2026-08-16
    days on market $249,900 Active 506 DOM
34. 2026-08-15
    days on market $249,900 Active 505 DOM
35. 2026-08-14
    days on market $249,900 Active 504 DOM
36. 2026-08-13
    days on market $249,900 Active 503 DOM
37. 2026-08-12
    days on market $249,900 Active 502 DOM
38. 2026-08-11
    days on market $249,900 Active 501 DOM
39. 2026-08-10
    days on market $249,900 Active 500 DOM
40. 2026-08-09
    days on market $249,900 Active 499 DOM
41. 2026-08-08
    days on market $249,900 Active 498 DOM
42. 2026-08-07
    days on market $249,900 Active 497 DOM
43. 2026-08-06
    days on market $249,900 Active 496 DOM
44. 2026-08-05
    days on market $249,900 Active 495 DOM
45. 2026-08-04
    days on market $249,900 Active 494 DOM
46. 2026-08-03
    days on market $249,900 Active 493 DOM
47. 2026-08-01
    days on market $249,900 Active 490 DOM
48. 2026-07-30
    days on market $249,900 Active 489 DOM
49. 2026-07-30
    days on market $249,900 Active 488 DOM
50. 2026-07-28
    days on market $249,900 Active 487 DOM

ⓘ 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: $25,469
• − Mortgage interest: −$19,563
• − Property taxes: −$5,239
• − Insurance: −$1,746
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$10,160
• Taxable loss: −$15,313
• Est. tax savings @ 24.0%: +$3,675
• After-tax cash flow: $-5,166/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,260–$18,780 screening

This two-story home features a good condition with new siding, roof, and windows. It is move-in ready with a good interior and exterior appearance.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in bathrooms. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Journey Elementary F MO #472/1,115 Nat'l #17,359/41,679 Middle North Point Middle School High North Point High School

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

C Composite livability gradescore 60/100

Livability — Foristell

• Score: 60/100
• State rank: #484
• US rank: #18988

Category grades

Amenities F Commute F Cost of living D- Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foristell, MO
• County: St. Charles · 437,857 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,207
• Household income: $106,458
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Italian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

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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: ▼ -96.34%
• Current HPI: 219.9838
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

+4.2% since first listed

8 events — show timeline

• 2026-01-16 Relisted — Zillow
• 2026-01-16 Price Changed $249,900 Zillow
• 2025-10-31 Delisted — Zillow
• 2025-09-01 Price Changed $256,900 Zillow
• 2025-05-01 Price Changed $254,900 Zillow
• 2025-03-15 Price Changed $249,900 Zillow
• 2025-03-04 Price Changed $244,900 Zillow
• 2025-01-11 Listed $239,900 Zillow