116 Sweet Cherry Way · Wildwood, MO 63040

$400,160

4 bd · 2.5 ba · 2,560 sqft · SingleFamily public records · 35 Days on market

Built 2017 5,706 sqft lot $156/sqft · 14% below area Est $463k · 14% under $42/mo HOA · 1% of rent

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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 +13.6/15.0
• Cash flow +8.0/30.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 116 Sweet Cherry Way, a spacious 4-bedroom, 2.5-bath home in the heart of Grover’s Cherry Hills neighborhood. With 2,560 square feet, this 2017-built property features an open-concept layout, modern finishes, and plenty of natural light. The front porch and private wooded view make this home the ultimate retreat. Close proximity to top-rated schools, parks, and Wildwood Town Center.

Key facts

• Modern finishes
• Open-concept layout
• Private wooded view

Tags

• OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• PRIVATE WOODED VIEW
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (27.1% below list).
• Recommended offer: $292k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.7% in Wildwood — 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 64/100 on livability (#300 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, cost of living 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: 80 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $39k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,664 (27.1% 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 35 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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: 0.73% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (median comp): $463,196
• List price: $400,160
• Delta: -13.61%
• 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
2517 Newpoint Dr	0.44mi	3/3.0 (-1)	2,592 (+1%)	3mo	$400,000	$154	68
546 Nantucket Pointe Dr	0.68mi	4/2.5	2,514 (-2%)	3mo	$419,000	$167	63
16520 Forest Pine Dr	0.58mi	3/3.0 (-1)	2,580 (+1%)	2mo	$425,000	$165	63
112 Boathouse Dr	0.41mi	4/2.5	2,786 (+9%)	6mo	$499,000	$179	61
16272 Waterfront Way	0.62mi	4/3.5	2,450 (-4%)	0mo	$465,000	$190	59
16175 Port of Nantucket	0.59mi	4/2.5	2,383 (-7%)	4mo	$416,500	$175	58
2479 August Grv	0.55mi	3/2.5 (-1)	2,329 (-9%)	2mo	$850,000	$365	53
16410 Centerpointe Dr	0.50mi	3/2.0 (-1)	2,333 (-9%)	5mo	$525,000	$225	51
2529 Westglen Farms Dr	0.60mi	4/2.5	2,224 (-13%)	2mo	$409,500	$184	48
481 Saint Thomas Isle Ln	0.65mi	4/3.5	2,790 (+9%)	4mo	$500,000	$179	47
2549 Westglen Farms Dr	0.54mi	3/3.0 (-1)	2,849 (+11%)	3mo	$465,000	$163	47
16513 Willow Glen Dr	0.71mi	4/3.0	2,241 (-12%)	1mo	$419,000	$187	44

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-90,835
• Equity at exit: $59,665

10-year hold

• IRR: -18.6%
• Equity multiple: -0.00×
• Total profit: $-112,534
• Equity at exit: $34,599

Cash invested: $112,045 (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 63040

• Home prices YoY: -12.7%
• Active inventory: 80
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,917 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$405 /mo · $4,862/yr
• Insurance: −$167
• HOA: −$42
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-408

Break-even live

Break-even rent $3,433

Max offer price $328,037

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-295	+0% $-408	+5% $-522	+10% $-635
Rent	-10% $-639	-5% $-523	+0% $-408	+5% $-293	+10% $-178
Rate	-1.0pp $-207	-0.5pp $-306	base $-408	+0.5pp $-512	+1.0pp $-617

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: $100,040
• Closing costs: $12,005
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Grover Crossing Way Grover, MO	3.0	2.5	1994	$2,550	$1.28	8d	1	0.55mi
419 Audubon Village Spur Grover, MO	4.0	3.5	3502	$3,500	$1.00	21d	1	0.77mi
419 Audubon Village Spur Unit NA Grover, MO	4.0	3.5	3500	$3,500	$1.00	25d	1	0.77mi
15952 Sandalwood Creek Dr Unit N/A Ballwin, MO	3.0	3.0	1822	$2,587	$1.42	45d	1	0.84mi
16707 Hickory Meadows Ct Wildwood, MO	3.0	3.5	1792	$2,300	$1.28	45d	1	0.89mi
16808 Babler View Dr Wildwood, MO	4.0	2.5	2120	$3,166	$1.49	45d	1	1.24mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 20 events

1. 2026-05-05
   status Active 402-char remark

   Show marketing remark (402 chars)

   Welcome to 116 Sweet Cherry Way, a spacious 4-bedroom, 2.5-bath home in the heart of Grover’s Cherry Hills neighborhood. With 2,560 square feet, this 2017-built property features an open-concept layout, modern finishes, and plenty of natural light. The front porch and private wooded view make this home the ultimate retreat. Close proximity to top-rated schools, parks, and Wildwood Town Center.

2. 2026-04-30
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Welcome to 116 Sweet Cherry Way, a spacious 4-bedroom, 2.5-bath home in the heart of Grover’s Cherry Hills neighborhood. With 2,560 square feet, this 2017-built property features an open-concept layout, modern finishes, and plenty of natural light. The front porch and private wooded view make this home the ultimate retreat. Close proximity to top-rated schools, parks, and Wildwood Town Center.

3. 2026-04-16
   listed $439,200 Active 402-char remark

   Show marketing remark (402 chars)

   Welcome to 116 Sweet Cherry Way, a spacious 4-bedroom, 2.5-bath home in the heart of Grover’s Cherry Hills neighborhood. With 2,560 square feet, this 2017-built property features an open-concept layout, modern finishes, and plenty of natural light. The front porch and private wooded view make this home the ultimate retreat. Close proximity to top-rated schools, parks, and Wildwood Town Center.

4. 2025-12-10
   listed $488,000 Active
5. 2025-08-26
   status Active
6. 2025-05-23
   listed $488,000 Active
7. 2024-06-28
   historical
8. 2023-12-20
   historical Active Under Contract
9. 2023-12-05
   price $459,900
10. 2023-10-15
    listed $464,900 Active
11. 2023-10-06
    historical
12. 2022-02-01
    soldstatus $432,000
13. 2022-01-27
    historical
14. 2022-01-26
    soldstatus Closed
15. 2021-12-08
    status Pending
16. 2021-12-02
    listed $436,000 Active
17. 2018-07-24
    soldstatus $355,000
18. 2018-07-20
    soldstatus Closed
19. 2018-06-08
    status Pending
20. 2018-04-03
    listed $374,999 Active

ⓘ 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: $4,862 · $405/mo
• Projected year-2 tax: $4,862 · $405/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,000
• − Mortgage interest: −$22,415
• − Property taxes: −$4,862
• − Insurance: −$2,001
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$504
• − Depreciation: −$11,641
• Taxable loss: −$12,024
• Est. tax savings @ 24.0%: +$2,886
• After-tax cash flow: $-2,014/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 — Wildwood

• Score: 64/100
• State rank: #300
• US rank: #13770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, MO
• City population: 35,637
• Population (ZIP): 8,826

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Romanian 4% Scotch-Irish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -31.73%
• Current HPI: 218.5648
• 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

+17.1% since first listed

20 events — show timeline

• 2026-05-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $439,200 MARIS as Distributed by MLS Grid
• 2025-12-10 Listed $488,000 MARIS as Distributed by MLS Grid
• 2025-08-26 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-23 Listed $488,000 MARIS as Distributed by MLS Grid
• 2024-06-28 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-20 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-05 Price Changed $459,900 MARIS as Distributed by MLS Grid
• 2023-10-15 Listed $464,900 MARIS as Distributed by MLS Grid
• 2023-10-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-02-01 Sold (Public Records) $432,000 Public Records
• 2022-01-27 Delisted — MARIS as Distributed by MLS Grid
• 2022-01-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-12-08 Pending — MARIS as Distributed by MLS Grid
• 2021-12-02 Listed $436,000 MARIS as Distributed by MLS Grid
• 2018-07-24 Sold (Public Records) $355,000 Public Records
• 2018-07-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-08 Pending — MARIS as Distributed by MLS Grid
• 2018-04-03 Listed $374,999 MARIS as Distributed by MLS Grid

Property tax history

+48.1%/yr

Latest (2022): $4,862 · +0.7% YoY. Source: county tax records.