2 Berwick at Westhaven · Wentzville, MO 63385

$304,900

3 bd · 2.5 ba · 1,776 sqft · SingleFamily · 365 Days on market

$172/sqft · 16% below area Est $363k · 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 +8.0/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• 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 3BR, 2.5BA Berwick Two Story. Pricing will vary depending on various interior/exterior selections. This home features an incredible spacious family room, perfect for entertaining! Enjoy the expansive kitchen with lots of cabinetry and available center island. This space opens to a large dining area with access to the backyard, plus you can personalize with bay windows or built in desk. Upstairs you’ll find a large master bedroom with walk-in closet and available luxury master bath, 2 secondary bedrooms, and 2nd floor laundry. The Berwick includes 2 car garage, soffits & fascia and much more! Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Westhaven is located off Peine Rd in the Wentzville School District, just minutes from Hwy 61. Display photos shown.

Key facts

• Expansive kitchen
• Backyard access
• Walk-in closet

Tags

• SPACIOUS FAMILY ROOM
• EXPANSIVE KITCHEN
• LARGE DINING AREA
• BACKYARD ACCESS
• WALK-IN CLOSET
• LUXURY MASTER BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.5% below list).
• Recommended offer: $227k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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 ($268k) 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 $227,101 (25.5% 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 26% 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $362,532
• List price: $304,900
• Delta: -15.90%
• 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
212 Westhaven Circle Dr	0.24mi	3/2.5	1,728 (-3%)	6mo	$359,900	$208	80
1033 Westhaven Blvd	0.34mi	3/2.5	1,728 (-3%)	1mo	$364,900	$211	79
347 Heather Mill Dr	0.39mi	3/2.5	1,728 (-3%)	6mo	$349,900	$202	73
316 Creek Sound Ct	0.15mi	4/2.5 (+1)	1,890 (+6%)	7mo	$372,000	$197	71
1618 Spring Mill Dr	0.24mi	3/2.0	1,513 (-15%)	1mo	$399,777	$264	62
1019 Westhaven Blvd	0.26mi	3/2.0	1,539 (-13%)	2mo	$364,900	$237	62
1014 Westhaven Blvd	0.24mi	3/2.0	1,539 (-13%)	4mo	$369,900	$240	62
1030 Westhaven Blvd	0.32mi	3/2.0	1,539 (-13%)	1mo	$366,471	$238	60
1062 Westhaven Blvd	0.44mi	4/2.5 (+1)	1,902 (+7%)	6mo	$379,900	$200	58
113 Katie Lynn Ct	0.47mi	3/3.0	1,952 (+10%)	3mo	$340,000	$174	57
518 Westhaven Manor Dr	0.45mi	4/2.5 (+1)	1,902 (+7%)	6mo	$379,900	$200	57
1916 Providence Estate Dr	0.73mi	3/2.0	1,703 (-4%)	4mo	$368,999	$217	54

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: -22.7%
• Equity multiple: 0.21×
• Total profit: $-67,093
• Equity at exit: $45,462

10-year hold

• IRR: -14.7%
• Equity multiple: 0.13×
• Total profit: $-74,687
• Equity at exit: $26,362

Cash invested: $85,372 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-313

Break-even live

Break-even rent $2,667

Max offer price $259,609

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-208	+0% $-313	+5% $-418	+10% $-524
Rent	-10% $-492	-5% $-403	+0% $-313	+5% $-223	+10% $-134
Rate	-1.0pp $-159	-0.5pp $-235	base $-313	+0.5pp $-392	+1.0pp $-472

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Westhaven View Ct Wentzville, MO	3.0	2.0	1300	$1,895	$1.46	3d	1	0.19mi
314 Heather Mill Dr Wentzville, MO	3.0	2.0	1525	$2,576	$1.69	8d	1	0.25mi
5542 Autumn Trace Pkwy Wentzville, MO	3.0	2.0	1440	$2,400	$1.67	18d	1	0.99mi
539 Great Oaks Meadow Dr Wentzville, MO	3.0	2.5	1894	$2,479	$1.31	2d	1	1.09mi
443 Sweetgrass Dr Wentzville, MO	3.0	2.0	1522	$2,800	$1.84	24d	1	1.17mi
714 Switchgrass Dr Wentzville, MO	4.0	2.5	1912	$2,875	$1.50	44d	1	1.18mi
310 Rustic Oaks Dr Wentzville, MO	3.0	2.0	1753	$2,271	$1.30	24d	1	1.29mi
931 Mule Creek Dr Wentzville, MO	3.0	2.5	2211	$2,200	$1.00	17d	1	1.39mi
1503 Jordan Lee Ct Wentzville, MO	3.0	2.5	1400	$2,196	$1.57	12d	1	1.40mi

Listing history 22 events

1. 2026-06-05
   days on market $304,900 Active 365 DOM
2. 2026-06-03
   days on market $304,900 Active 364 DOM
3. 2026-06-02
   days on market $304,900 Active 363 DOM
4. 2026-06-01
   days on market $304,900 Active 362 DOM
5. 2026-05-31
   days on market $304,900 Active 361 DOM
6. 2026-03-31
   price $304,900 913-char remark

   Show marketing remark (913 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 3BR, 2.5BA Berwick Two Story. Pricing will vary depending on various interior/exterior selections. This home features an incredible spacious family room, perfect for entertaining! Enjoy the expansive kitchen with lots of cabinetry and available center island. This space opens to a large dining area with access to the backyard, plus you can personalize with bay windows or built in desk. Upstairs you’ll find a large master bedroom with walk-in closet and available luxury master bath, 2 secondary bedrooms, and 2nd floor laundry. The Berwick includes 2 car garage, soffits & fascia and much more! Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Westhaven is located off Peine Rd in the Wentzville School District, just minutes from Hwy 61. Display photos shown.

7. 2026-02-27
   price $302,900 913-char remark

   Show marketing remark (913 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 3BR, 2.5BA Berwick Two Story. Pricing will vary depending on various interior/exterior selections. This home features an incredible spacious family room, perfect for entertaining! Enjoy the expansive kitchen with lots of cabinetry and available center island. This space opens to a large dining area with access to the backyard, plus you can personalize with bay windows or built in desk. Upstairs you’ll find a large master bedroom with walk-in closet and available luxury master bath, 2 secondary bedrooms, and 2nd floor laundry. The Berwick includes 2 car garage, soffits & fascia and much more! Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Westhaven is located off Peine Rd in the Wentzville School District, just minutes from Hwy 61. Display photos shown.

8. 2025-12-03
   price $299,900 913-char remark

   Show marketing remark (913 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 3BR, 2.5BA Berwick Two Story. Pricing will vary depending on various interior/exterior selections. This home features an incredible spacious family room, perfect for entertaining! Enjoy the expansive kitchen with lots of cabinetry and available center island. This space opens to a large dining area with access to the backyard, plus you can personalize with bay windows or built in desk. Upstairs you’ll find a large master bedroom with walk-in closet and available luxury master bath, 2 secondary bedrooms, and 2nd floor laundry. The Berwick includes 2 car garage, soffits & fascia and much more! Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Westhaven is located off Peine Rd in the Wentzville School District, just minutes from Hwy 61. Display photos shown.

9. 2025-06-05
   listed $309,900 Active 913-char remark

   Show marketing remark (913 chars)

   Pre-Construction. To Be Built Home ready to personalize into your dream home! BASE PRICE and PHOTOS are for 3BR, 2.5BA Berwick Two Story. Pricing will vary depending on various interior/exterior selections. This home features an incredible spacious family room, perfect for entertaining! Enjoy the expansive kitchen with lots of cabinetry and available center island. This space opens to a large dining area with access to the backyard, plus you can personalize with bay windows or built in desk. Upstairs you’ll find a large master bedroom with walk-in closet and available luxury master bath, 2 secondary bedrooms, and 2nd floor laundry. The Berwick includes 2 car garage, soffits & fascia and much more! Enjoy incredible customer service and McBride Homes' 10 year builders warranty! Westhaven is located off Peine Rd in the Wentzville School District, just minutes from Hwy 61. Display photos shown.

10. 2025-04-18
    historical
11. 2025-02-14
    price $309,900
12. 2025-01-03
    price $304,900
13. 2024-10-01
    price $299,900
14. 2024-09-11
    price $294,900
15. 2024-05-31
    price $304,900
16. 2024-04-17
    listed $298,900 Active
17. 2024-04-05
    historical
18. 2024-02-15
    price $298,900
19. 2024-01-02
    price $293,900
20. 2023-11-27
    price $283,900
21. 2023-10-24
    price $273,900
22. 2023-10-11
    listed $285,900 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: $27,252
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$8,870
• Taxable loss: −$9,155
• Est. tax savings @ 24.0%: +$2,197
• After-tax cash flow: $-1,559/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

+6.6% since first listed

17 events — show timeline

• 2026-03-31 Price Changed $304,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $302,900 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $299,900 MARIS as Distributed by MLS Grid
• 2025-06-05 Listed $309,900 MARIS as Distributed by MLS Grid
• 2025-04-18 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-14 Price Changed $309,900 MARIS as Distributed by MLS Grid
• 2025-01-03 Price Changed $304,900 MARIS as Distributed by MLS Grid
• 2024-10-01 Price Changed $299,900 MARIS as Distributed by MLS Grid
• 2024-09-11 Price Changed $294,900 MARIS as Distributed by MLS Grid
• 2024-05-31 Price Changed $304,900 MARIS as Distributed by MLS Grid
• 2024-04-17 Listed $298,900 MARIS as Distributed by MLS Grid
• 2024-04-05 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-15 Price Changed $298,900 MARIS as Distributed by MLS Grid
• 2024-01-02 Price Changed $293,900 MARIS as Distributed by MLS Grid
• 2023-11-27 Price Changed $283,900 MARIS as Distributed by MLS Grid
• 2023-10-24 Price Changed $273,900 MARIS as Distributed by MLS Grid
• 2023-10-11 Listed $285,900 MARIS as Distributed by MLS Grid