340 Misthaven Dr · Eureka, MO 63025

$485,000

4 bd · 2.5 ba · 1,299 sqft · Other public records · 17 Days on market

Built 2023 6,229 sqft lot $39/mo HOA · 2% of rent

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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).

• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Cash flow +3.8/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This nearly new Fischer & Frichtel Fairfax 1.5-story home, built just 2.5 years ago, offers excellent space and modern living in one of the area’s most desirable neighborhoods. Featuring four bedrooms and three bathrooms, along with a recently finished lower level, it provides flexible living options for today’s families. The thoughtfully designed main level features an open-concept layout with 9-foot ceilings and an expanded living area that fills the home with natural light during the day and is equipped with plenty of lighting for the nighttime. The kitchen stands out with its oversized island, quartz countertops and backsplash, and impressive floor-to-ceiling cabinetry

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Living area: 3,099 total (2,209 above grade; 890 below grade)
• HOA & community: Part of Windswept Farms HOA; Annual association fee of $465 covers grounds and parking/road maintenance, common area maintenance, and snow removal; Community amenities include common ground and a picnic area

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; One and one-half levels; Private ownership
• Construction: Architectural shingle roof; Construction materials: see remarks; Built by Fischer & Frichtel
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total, including 1 main-level bedroom and 3 upper-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (main and upper levels combined)
• Heating & cooling: Natural gas heating with zoned controls; Central electric air conditioning
• Interior features: Carpet and laminate flooring; 8 ft+ poured basement
• Laundry & utility: Washer and electric dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $485k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (52.6% below list).
• Recommended offer: $230k (52.6% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 807 units permitted in Jefferson County in 2024 (104 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 $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($478k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (52.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.47% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.44%
• DSCR: 0.45
• GRM: 17.6

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: -39.4%
• Equity multiple: -0.24×
• Total profit: $-168,326
• Equity at exit: $72,315

10-year hold

• IRR: -61.8%
• Equity multiple: -0.93×
• Total profit: $-262,242
• Equity at exit: $41,934

Cash invested: $135,800 (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: 17.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$441 /mo · $5,289/yr
• Insurance: −$202
• HOA: −$39
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-1,408

Break-even live

Break-even rent $4,083

Max offer price $236,228

Occupancy floor —

Sensitivity live

Price	-10% $-1,134	-5% $-1,271	+0% $-1,408	+5% $-1,546	+10% $-1,683
Rent	-10% $-1,590	-5% $-1,499	+0% $-1,408	+5% $-1,317	+10% $-1,227
Rate	-1.0pp $-1,164	-0.5pp $-1,285	base $-1,408	+0.5pp $-1,534	+1.0pp $-1,662

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Rolling Meadow Dr Eureka, MO	3.0	2.0	1026	$2,300	$2.24	0d	1	0.15mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 11 events

1. 2026-06-21
   days on market $485,000 Active 17 DOM
2. 2026-06-18
   days on market $485,000 Active 14 DOM
3. 2026-06-17
   days on market $485,000 Active 13 DOM
4. 2026-06-16
   days on market $485,000 Active 12 DOM
5. 2026-06-15
   days on market $485,000 Active 11 DOM
6. 2026-06-13
   days on market $485,000 Active 9 DOM
7. 2026-06-13
   pricedays on market $485,000 Active 8 DOM
8. 2026-06-09
   days on market $495,000 Active 5 DOM
9. 2026-06-08
   days on market $495,000 Active 4 DOM
10. 2026-06-07
    remarks 683-char remark
11. 2026-06-07
    listed $495,000 Active 3 DOM

ⓘ 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: $5,289 · $441/mo
• Projected year-2 tax: $5,289 · $441/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 ≥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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$27,168
• − Property taxes: −$5,289
• − Insurance: −$2,425
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$468
• − Depreciation: −$14,109
• Taxable loss: −$26,275
• Est. tax savings @ 24.0%: +$6,306
• After-tax cash flow: $-10,593/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 (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

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 · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $495,000 MARIS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $495,000 MARIS as Distributed by MLS Grid

Property tax history

+58.0%/yr

Latest (2025): $5,289 · +5.2% YoY. Source: county tax records.