154 Beard Dr Unit A · Eureka, MO 63025

$139,900

2 bd · 1.0 ba · 952 sqft · Condo public records · 30 Days on market

Built 1974 $240/mo HOA · 16% 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 +15.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy and charming 2-bedroom/1-bath main-floor condo located in the desirable Rockwood School District! A welcoming covered front porch sets the tone as you enter into the inviting living room, complete with a cozy electric fireplace,perfect for relaxing evenings at home. The living room flows seamlessly into the dining area and kitchen, creating an open and functional layout. The kitchen offers ample counter space, generous cabinetry, and a large pantry for added convenience. Just beyond, you’ll find a spacious laundry room with even more storage. Step outside to your private back patio, complete with a storage shed, ideal for enjoying quiet mornings or outdoor entertaining. Two nicely sized bedrooms share a full bathroom, offering comfortable living space. You’ll love the unbeatable location within walking distance to Muir Park and Edward Park and just minutes from Hilltop Village amenities including a pool, clubhouse, community lake, and walking trails. Close to restaurants, markets and highway 44. Monthly HOA for Beard Village is $240 and Hilltop Village amenities annual fee is $400. Don’t miss your chance to own this wonderful condo in a fantastic location!

Key facts

• $240 HOA
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $62 ($741/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Market conditions: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 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 $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 7.6

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-18,600
• Equity at exit: $20,860

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,576
• Equity at exit: $12,096

Cash invested: $39,172 (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: 141
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$58
• HOA: −$240
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $62

Break-even live

Break-even rent $1,458

Max offer price $139,900

Occupancy floor 91%

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: $34,975
• Closing costs: $4,197
• 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	2d	1	0.67mi
400 Legends Terrace Dr Eureka, MO	2.0	2.0	988	$1,985	$2.01	17d	7	1.15mi
400 Legends Terrace Dr Eureka, MO	1.0–3.0	1.0–2.0	967	$1,663	$1.72	2d	17	1.15mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-03
   days on market $139,900 Active 30 DOM
2. 2026-06-02
   days on market $139,900 Active 29 DOM
3. 2026-06-01
   days on market $139,900 Active 28 DOM
4. 2026-05-31
   days on market $139,900 Active 27 DOM
5. 2026-05-06
   status Active 1204-char remark

   Show marketing remark (1204 chars)

   Cozy and charming 2-bedroom/1-bath main-floor condo located in the desirable Rockwood School District! A welcoming covered front porch sets the tone as you enter into the inviting living room, complete with a cozy electric fireplace,perfect for relaxing evenings at home. The living room flows seamlessly into the dining area and kitchen, creating an open and functional layout. The kitchen offers ample counter space, generous cabinetry, and a large pantry for added convenience. Just beyond, you’ll find a spacious laundry room with even more storage. Step outside to your private back patio, complete with a storage shed, ideal for enjoying quiet mornings or outdoor entertaining. Two nicely sized bedrooms share a full bathroom, offering comfortable living space. You’ll love the unbeatable location within walking distance to Muir Park and Edward Park and just minutes from Hilltop Village amenities including a pool, clubhouse, community lake, and walking trails. Close to restaurants, markets and highway 44. Monthly HOA for Beard Village is $240 and Hilltop Village amenities annual fee is $400. Don’t miss your chance to own this wonderful condo in a fantastic location!

6. 2026-04-19
   status Pending 1204-char remark

   Show marketing remark (1204 chars)

   Cozy and charming 2-bedroom/1-bath main-floor condo located in the desirable Rockwood School District! A welcoming covered front porch sets the tone as you enter into the inviting living room, complete with a cozy electric fireplace,perfect for relaxing evenings at home. The living room flows seamlessly into the dining area and kitchen, creating an open and functional layout. The kitchen offers ample counter space, generous cabinetry, and a large pantry for added convenience. Just beyond, you’ll find a spacious laundry room with even more storage. Step outside to your private back patio, complete with a storage shed, ideal for enjoying quiet mornings or outdoor entertaining. Two nicely sized bedrooms share a full bathroom, offering comfortable living space. You’ll love the unbeatable location within walking distance to Muir Park and Edward Park and just minutes from Hilltop Village amenities including a pool, clubhouse, community lake, and walking trails. Close to restaurants, markets and highway 44. Monthly HOA for Beard Village is $240 and Hilltop Village amenities annual fee is $400. Don’t miss your chance to own this wonderful condo in a fantastic location!

7. 2026-04-18
   listed $145,000 Active 1204-char remark

   Show marketing remark (1204 chars)

   Cozy and charming 2-bedroom/1-bath main-floor condo located in the desirable Rockwood School District! A welcoming covered front porch sets the tone as you enter into the inviting living room, complete with a cozy electric fireplace,perfect for relaxing evenings at home. The living room flows seamlessly into the dining area and kitchen, creating an open and functional layout. The kitchen offers ample counter space, generous cabinetry, and a large pantry for added convenience. Just beyond, you’ll find a spacious laundry room with even more storage. Step outside to your private back patio, complete with a storage shed, ideal for enjoying quiet mornings or outdoor entertaining. Two nicely sized bedrooms share a full bathroom, offering comfortable living space. You’ll love the unbeatable location within walking distance to Muir Park and Edward Park and just minutes from Hilltop Village amenities including a pool, clubhouse, community lake, and walking trails. Close to restaurants, markets and highway 44. Monthly HOA for Beard Village is $240 and Hilltop Village amenities annual fee is $400. Don’t miss your chance to own this wonderful condo in a fantastic location!

8. 2026-04-11
   historical $145,000 1204-char remark

   Show marketing remark (1204 chars)

   Cozy and charming 2-bedroom/1-bath main-floor condo located in the desirable Rockwood School District! A welcoming covered front porch sets the tone as you enter into the inviting living room, complete with a cozy electric fireplace,perfect for relaxing evenings at home. The living room flows seamlessly into the dining area and kitchen, creating an open and functional layout. The kitchen offers ample counter space, generous cabinetry, and a large pantry for added convenience. Just beyond, you’ll find a spacious laundry room with even more storage. Step outside to your private back patio, complete with a storage shed, ideal for enjoying quiet mornings or outdoor entertaining. Two nicely sized bedrooms share a full bathroom, offering comfortable living space. You’ll love the unbeatable location within walking distance to Muir Park and Edward Park and just minutes from Hilltop Village amenities including a pool, clubhouse, community lake, and walking trails. Close to restaurants, markets and highway 44. Monthly HOA for Beard Village is $240 and Hilltop Village amenities annual fee is $400. Don’t miss your chance to own this wonderful condo in a fantastic location!

9. 2020-12-15
   soldstatus Closed 981-char remark

   Show marketing remark (981 chars)

   ASK your agent about DOWN PAYMENT ASSISTANCE PROGRAMS that could help with your purchase! Come see This beautifully updated condo in the highly sought after Rockwood School district New granite countertops provide a great atmosphere in the modern kitchen, beautiful hardwood floors and sitting by the Wood burning fireplace inspires joy and holiday cheer. The school district is Accredited with Distinction, the highest level of accreditation possible from the Missouri Department of Elementary and Secondary Education. Rockwood School District earned a 98.2 percent overall score on the Annual Performance Report (APR) released by the Department of Elementary and Secondary Education. The annual fee of $338 provides access to the clubhouse, pool, and tennis courts. Association just replaced the roof in 2016 low taxes and insurance translate to a low monthly payment for you! Private Deck Area for grilling on summer nights. What have you got to lose? Schedule a showing today!

10. 2020-11-10
    status Pending 981-char remark

    Show marketing remark (981 chars)

    ASK your agent about DOWN PAYMENT ASSISTANCE PROGRAMS that could help with your purchase! Come see This beautifully updated condo in the highly sought after Rockwood School district New granite countertops provide a great atmosphere in the modern kitchen, beautiful hardwood floors and sitting by the Wood burning fireplace inspires joy and holiday cheer. The school district is Accredited with Distinction, the highest level of accreditation possible from the Missouri Department of Elementary and Secondary Education. Rockwood School District earned a 98.2 percent overall score on the Annual Performance Report (APR) released by the Department of Elementary and Secondary Education. The annual fee of $338 provides access to the clubhouse, pool, and tennis courts. Association just replaced the roof in 2016 low taxes and insurance translate to a low monthly payment for you! Private Deck Area for grilling on summer nights. What have you got to lose? Schedule a showing today!

11. 2020-11-04
    listed $119,000 Active 981-char remark

    Show marketing remark (981 chars)

    ASK your agent about DOWN PAYMENT ASSISTANCE PROGRAMS that could help with your purchase! Come see This beautifully updated condo in the highly sought after Rockwood School district New granite countertops provide a great atmosphere in the modern kitchen, beautiful hardwood floors and sitting by the Wood burning fireplace inspires joy and holiday cheer. The school district is Accredited with Distinction, the highest level of accreditation possible from the Missouri Department of Elementary and Secondary Education. Rockwood School District earned a 98.2 percent overall score on the Annual Performance Report (APR) released by the Department of Elementary and Secondary Education. The annual fee of $338 provides access to the clubhouse, pool, and tennis courts. Association just replaced the roof in 2016 low taxes and insurance translate to a low monthly payment for you! Private Deck Area for grilling on summer nights. What have you got to lose? Schedule a showing today!

12. 2017-11-09
    soldstatus $70,000
13. 2017-11-03
    soldstatus Closed
14. 2017-10-15
    status Pending
15. 2017-10-04
    historical Option
16. 2017-05-15
    listed $74,500 Active
17. 2017-04-05
    historical
18. 2017-01-10
    price $85,000
19. 2016-10-07
    listed $88,000 Active
20. 2009-08-10
    soldstatus $72,500
21. 1988-05-01
    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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/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 ≥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: $18,435
• − Mortgage interest: −$7,837
• − Property taxes: −$1,439
• − Insurance: −$700
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$2,880
• − Depreciation: −$4,070
• Taxable loss: −$1,440
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,087/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

+100.0% since first listed

17 events — show timeline

• 2026-05-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-19 Pending — MARIS as Distributed by MLS Grid
• 2026-04-18 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-04-11 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 2020-12-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-10 Pending — MARIS as Distributed by MLS Grid
• 2020-11-04 Listed $119,000 MARIS as Distributed by MLS Grid
• 2017-11-09 Sold (Public Records) $70,000 Public Records
• 2017-11-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-10-15 Pending — MARIS as Distributed by MLS Grid
• 2017-10-04 Contingent — MARIS as Distributed by MLS Grid
• 2017-05-15 Listed $74,500 MARIS as Distributed by MLS Grid
• 2017-04-05 Delisted — MARIS as Distributed by MLS Grid
• 2017-01-10 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2016-10-07 Listed $88,000 MARIS as Distributed by MLS Grid
• 2009-08-10 Sold (Public Records) $72,500 Public Records
• 1988-05-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2022): $1,439 · +0.7% YoY. Source: county tax records.