100 Towne Square Ct Unit B · Eureka, MO 63025

$150,000

2 bd · 2.0 ba · 993 sqft · Condo public records · 3 Days on market

Built 2000 $398/mo HOA · 25% of rent

---

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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bathroom condo features an open floor plan and beautiful updates throughout! Wood flooring can be found in the living room, guest bedroom, and the master bedroom. The large family room features a gas fireplace and a large sliding glass door allowing for lots of natural light. Off of the family room is the kitchen that has been nicely updated with white cabinets, newer appliances, and ceramic tile. Both bathrooms have ceramic tile as well as new vanities. Spacious master bedrooms w/ master bath and walk-in-closet. There is also another good-sized bedroom down the hall. Lots of storage space. Seconds from shopping, dining, and I-44. Rockwood Schools.

Key facts

• $398 HOA
• Built 2000
• Listed 3 days

Property features AI

Finance

• Financial info: Lease not considered; Seller may consider concessions
• HOA & community: HOA (CPM) with monthly fee of $398; HOA covers insurance, maintenance of parking/roads, repairs, common area maintenance, and management; Association amenities include parking

Exterior

• Parking: Off-street parking in a parking lot; Association-managed parking
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Residential condominium; One level
• Construction: Frame construction with vinyl siding
• Exterior features: Near public transit; Scattered woods and some trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Fireplace (1); Covered patio/porch; Cable available
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (15.3% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $127k (15.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.2% in Eureka — 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 72/100 on livability (#97 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: Geggie Elem. (math 43% / reading 60%, grade C-, #268 of 1,115 statewide, top 24%, 654 students, 7% FRL); Lasalle Springs Middle (math 46% / reading 59%, grade C+, #54 of 391 statewide, top 14%, 872 students, 12% FRL); Eureka Sr. High (math 36% / reading 66%, grade D+, #109 of 521 statewide, top 21%, 1,712 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $113k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,069 (15.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-32,337
• Equity at exit: $22,365

10-year hold

• IRR: -15.9%
• Equity multiple: 0.10×
• Total profit: $-37,843
• Equity at exit: $12,969

Cash invested: $42,000 (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 63025

• Active inventory: 143
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$62
• HOA: −$398
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-130

Break-even live

Break-even rent $1,750

Max offer price $127,069

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-87	+0% $-130	+5% $-172	+10% $-215
Rent	-10% $-255	-5% $-192	+0% $-130	+5% $-67	+10% $-5
Rate	-1.0pp $-54	-0.5pp $-92	base $-130	+0.5pp $-169	+1.0pp $-208

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Hill Drive Ct Eureka, MO	2.0	1.0	756	$1,125	$1.49	0d	1	0.52mi
400 Legends Terrace Dr Eureka, MO	2.0	2.0	988	$1,985	$2.01	19d	7	0.69mi
400 Legends Terrace Dr Eureka, MO	1.0–3.0	1.0–2.0	967	$1,663	$1.72	0d	17	0.69mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-18
   status Pending 1009-char remark
2. 2026-05-14
   listed $150,000 Active 1009-char remark
3. 2026-05-13
   historical $150,000 1009-char remark
4. 2021-09-20
   soldstatus $113,000
5. 2016-07-05
   soldstatus $88,500
6. 2016-06-30
   soldstatus Closed 674-char remark

   Show marketing remark (674 chars)

   This 2 bedroom, 2 bathroom condo features an open floor plan and beautiful updates throughout! Wood flooring can be found in the living room, guest bedroom, and the master bedroom. The large family room features a gas fireplace and a large sliding glass door allowing for lots of natural light. Off of the family room is the kitchen that has been nicely updated with white cabinets, newer appliances, and ceramic tile. Both bathrooms have ceramic tile as well as new vanities. Spacious master bedrooms w/ master bath and walk-in-closet. There is also another good-sized bedroom down the hall. Lots of storage space. Seconds from shopping, dining, and I-44. Rockwood Schools.

7. 2016-05-23
   historical Contingent (No Kickout) 674-char remark

   Show marketing remark (674 chars)

   This 2 bedroom, 2 bathroom condo features an open floor plan and beautiful updates throughout! Wood flooring can be found in the living room, guest bedroom, and the master bedroom. The large family room features a gas fireplace and a large sliding glass door allowing for lots of natural light. Off of the family room is the kitchen that has been nicely updated with white cabinets, newer appliances, and ceramic tile. Both bathrooms have ceramic tile as well as new vanities. Spacious master bedrooms w/ master bath and walk-in-closet. There is also another good-sized bedroom down the hall. Lots of storage space. Seconds from shopping, dining, and I-44. Rockwood Schools.

8. 2016-05-05
   listed $95,000 Active 674-char remark

   Show marketing remark (674 chars)

   This 2 bedroom, 2 bathroom condo features an open floor plan and beautiful updates throughout! Wood flooring can be found in the living room, guest bedroom, and the master bedroom. The large family room features a gas fireplace and a large sliding glass door allowing for lots of natural light. Off of the family room is the kitchen that has been nicely updated with white cabinets, newer appliances, and ceramic tile. Both bathrooms have ceramic tile as well as new vanities. Spacious master bedrooms w/ master bath and walk-in-closet. There is also another good-sized bedroom down the hall. Lots of storage space. Seconds from shopping, dining, and I-44. Rockwood Schools.

9. 2009-05-08
   soldstatus $76,000
10. 2001-05-30
    soldstatus $73,800

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $1,626 · $136/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,030
• − Mortgage interest: −$8,402
• − Property taxes: −$1,626
• − Insurance: −$750
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − HOA: −$4,776
• − Depreciation: −$4,364
• Taxable loss: −$3,933
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $-614/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 — Eureka

• Score: 72/100
• State rank: #97
• US rank: #6462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eureka, MO
• City population: 18,483
• Population (ZIP): 18,483

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 1%

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: ▼ -208.60%
• Current HPI: 203.4691
• 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

+103.3% since first listed

11 events — show timeline

• 2026-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2021-09-20 Sold (Public Records) $113,000 Public Records
• 2016-07-05 Sold (Public Records) $88,500 Public Records
• 2016-06-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-23 Contingent — MARIS as Distributed by MLS Grid
• 2016-05-05 Listed $95,000 MARIS as Distributed by MLS Grid
• 2009-05-08 Sold (Public Records) $76,000 Public Records
• 2001-05-30 Sold (Public Records) $73,800 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,626 · +0.7% YoY. Source: county tax records.