825 Highway WW · Foristell, MO 63348

$309,900

3 bd · 3.0 ba · 1,106 sqft · SingleFamily public records · 162 Days on market

Built 1999 0.42 ac lot Est $283k · 9% over ↓ 5% since listing

---

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).

• Cash flow +12.6/30.0
• DSCR +3.7/10.0
• ARV discount +3.2/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! BEAUTIFUL split level home on almost 1/2 acre with a tuck under oversize 2 car garage! The main level has a dining area that is open to the kitchen and living area. Kitchen has stainless appliances, glass backsplash and quartz countertops. Large deck off the back with access from the dining area. The 3 bedrooms on the main level are good sized with neutral colors. Primary bedroom has an ensuite with shower. The lower level is mostly finished with a 4th bedroom or could be used as flex space, it has an attached ensuite. Laundry room is here along with access to the oversized garage. On a large lot with some low matainance landscaping. Fantastic location, Wright City schoo

Key facts

• 0.42 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Estimated above-grade finished area and estimated below-grade finished area; Living area reported as 1,640 (estimated)
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; Residential property; Frame construction
• Construction: Frame construction; Finished living area includes above- and below-grade space
• Exterior features: Front yard and back yard; Landscaped grounds; Scattered woods

Interior

• Bedrooms: Four bedrooms total, three on the main level, one on the lower level
• Bathrooms: Three full bathrooms (two on the main level, one on the lower level)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Multi/split levels; Basement with 8 ft+ poured construction

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.8% below list).
• Recommended offer: $233k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Foristell — 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 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-.
• Wright City R-II Of Warren County (town): math 32% / reading 41% proficiency, ranked #179 of 324 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright City East Elem (282 students, 48% FRL); Wright City Middle (math 27% / reading 39%, grade F, #265 of 391 statewide, top 69%, 395 students, 50% FRL); Wright City High (math 17% / reading 42%, grade F, #382 of 521 statewide, top 78%, 536 students, 41% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 172 active listings in the ZIP; 424 units permitted in Warren County in 2024 (126 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $233,152 (24.8% 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 162 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $283,136
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31654 Dogwood Ln	0.18mi	3/2.0	1,220 (+10%)	22mo	$285,000	$234	52
10424 Walnut Ln	0.45mi	3/2.0	1,243 (+12%)	3mo	$318,500	$256	52
31655 Dogwood Ln	0.17mi	3/2.0	1,242 (+12%)	22mo	$297,000	$239	49
10432 Ponderosa Dr	0.49mi	3/2.0	1,243 (+12%)	6mo	$325,000	$261	48

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-52,947
• Equity at exit: $46,207

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-49,965
• Equity at exit: $26,794

Cash invested: $86,772 (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 63348

• Home prices YoY: -30.5%
• Active inventory: 172
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-41

Break-even live

Break-even rent $2,383

Max offer price $302,671

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $47	+0% $-41	+5% $-129	+10% $-216
Rent	-10% $-225	-5% $-133	+0% $-41	+5% $51	+10% $143
Rate	-1.0pp $115	-0.5pp $38	base $-41	+0.5pp $-121	+1.0pp $-203

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $309,900 Active 162 DOM
2. 2026-06-18
   days on market $309,900 Active 159 DOM
3. 2026-06-17
   days on market $309,900 Active 158 DOM
4. 2026-06-16
   days on market $309,900 Active 157 DOM
5. 2026-06-15
   days on market $309,900 Active 156 DOM
6. 2026-06-13
   days on market $309,900 Active 154 DOM
7. 2026-06-13
   days on market $309,900 Active 153 DOM
8. 2026-06-09
   days on market $309,900 Active 150 DOM
9. 2026-06-08
   days on market $309,900 Active 149 DOM
10. 2026-06-08
    days on market $309,900 Active 148 DOM
11. 2026-06-03
    days on market $309,900 Active 144 DOM
12. 2026-06-02
    days on market $309,900 Active 143 DOM
13. 2026-06-02
    days on market $309,900 Active 142 DOM
14. 2026-06-01
    days on market $309,900 Active 143 DOM
15. 2026-05-31
    days on market $309,900 Active 142 DOM
16. 2026-05-08
    price $309,900
17. 2026-03-26
    price $310,000
18. 2026-02-19
    status Active
19. 2026-02-19
    status Pending
20. 2026-02-05
    price $315,000
21. 2026-01-09
    listed $325,000 Active
22. 2026-01-05
    historical $325,000
23. 2023-12-26
    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: $1,543 · $129/mo
• Projected year-2 tax: $3,006 · $251/mo
• Expected delta: +$1,463/yr (+$122/mo · 94.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,978
• − Mortgage interest: −$17,359
• − Property taxes: −$1,543
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$9,015
• Taxable loss: −$5,965
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $941/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: Wright City R-II Of Warren County
• NCES district ID: 2932310
• Math proficiency: 32% ▲ 5.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $56,573
• Composite: 32.19/100
• National rank: #5781
• State rank: #179 of 324 in MO

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

• Population (ZIP): 10,207

Population outlook (Warren County) Hauer SSP2

• Today (2025): 35,105 people
• By 2030: 35,605 · +1.4%
• By 2040: 36,047 · +2.7%
• By 2050: 35,479 · +1.1%
• By 2075: 33,325 · -5.1%
• By 2100: 28,282 · -19.4%

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%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+49.5) · D 24.7% · R 74.2% · Other 1.0%
• 2008→2024 swing: -36.9pp toward R · 2008: -12.6pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.0 2016: R+45.6 2012: R+26.8 2008: R+12.6

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

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

8 events — show timeline

• 2026-05-08 Price Changed $309,900 MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $310,000 MARIS as Distributed by MLS Grid
• 2026-02-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-19 Pending — MARIS as Distributed by MLS Grid
• 2026-02-05 Price Changed $315,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $325,000 MARIS as Distributed by MLS Grid
• 2026-01-05 Coming Soon $325,000 MARIS as Distributed by MLS Grid
• 2023-12-26 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,543 · +15.8% YoY. Source: county tax records.