Sequoia Plan · Eureka, MO 63025

$383,900

4 bd · 2.5 ba · 2,784 sqft · SingleFamily · 329 Days on market

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

Key facts

• Formal dining room
• Large pantry
• Two story foyer

Tags

• TWO STORY FOYER
• FORMAL DINING ROOM
• LIVING ROOM OFFICE SPACE
• EXPANSIVE FAMILY ROOM
• LARGE PANTRY
• CENTER ISLAND

🏗️ New construction. The $383,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $532,947.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $384k).
• Recommended offer: $338k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.9% 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; 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $337,832 (12.0% 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 329 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $532,947
• List price: $383,900
• Delta: -27.97%
• 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
2052 Windswept Farms Dr	0.07mi	4/2.5	2,784 (0%)	4mo	$496,097	$178	93
1416 Bloomfield Dr	0.18mi	4/2.5	2,784 (0%)	3mo	$468,900	$168	90
1412 Bloomfield Dr	0.17mi	4/2.5	2,940 (+6%)	1mo	$502,900	$171	82
1170 Bloomfield Dr	0.08mi	4/2.5	2,940 (+6%)	9mo	$508,326	$173	80
2043 Windswept Farms Dr	0.07mi	4/3.0	3,087 (+11%)	3mo	$669,000	$217	74
2438 Chukka Dr	0.52mi	4/2.5	2,784 (0%)	9mo	$529,900	$190	68
2475 Chukka Dr	0.46mi	4/2.5	2,810 (+1%)	11mo	$599,900	$213	68
2441 Chukka Dr	0.51mi	4/2.5	2,904 (+4%)	2mo	$595,000	$205	68
1549 Cascade Ln	0.40mi	4/3.5	2,760 (-1%)	10mo	$445,000	$161	67
5563 Mirasol Manor Way	0.46mi	4/2.5	2,624 (-6%)	3mo	$420,000	$160	67
2414 Chukka Dr	0.59mi	4/2.5	2,940 (+6%)	7mo	$519,900	$177	57
1745 Martingale Ln	0.60mi	4/2.5	2,548 (-8%)	12mo	$506,246	$199	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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-124,648
• Equity at exit: $79,464

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-157,679
• Equity at exit: $46,080

Cash invested: $149,225 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,795
• Tax est. 1.5%: −$666 /mo · $7,994/yr
• Insurance: −$222
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-602

Break-even live

Break-even rent $4,662

Max offer price $445,826

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-418	+0% $-602	+5% $-786	+10% $-970
Rent	-10% $-910	-5% $-756	+0% $-602	+5% $-448	+10% $-294
Rate	-1.0pp $-334	-0.5pp $-467	base $-602	+0.5pp $-740	+1.0pp $-881

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: $133,237
• Closing costs: $15,988
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5233 Mirasol Manor Way Eureka, MO	4.0	2.5	2985	$3,900	$1.31	2d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $383,900 Active 329 DOM
2. 2026-06-17
   days on market $383,900 Active 328 DOM
3. 2026-06-16
   days on market $383,900 Active 327 DOM
4. 2026-06-15
   days on market $383,900 Active 326 DOM
5. 2026-06-13
   days on market $383,900 Active 324 DOM
6. 2026-06-13
   days on market $383,900 Active 323 DOM
7. 2026-06-09
   days on market $383,900 Active 320 DOM
8. 2026-06-08
   days on market $383,900 Active 319 DOM
9. 2026-06-07
   days on market $383,900 Active 318 DOM
10. 2026-06-03
    days on market $383,900 Active 314 DOM
11. 2026-06-02
    days on market $383,900 Active 313 DOM
12. 2026-06-01
    days on market $383,900 Active 312 DOM
13. 2026-05-31
    days on market $383,900 Active 311 DOM
14. 2026-04-17
    price $383,900 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

15. 2026-04-01
    price $378,900 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

16. 2026-02-01
    price $376,900 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

17. 2026-01-16
    price $371,900 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

18. 2026-01-16
    status Active 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

19. 2025-10-31
    historical 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

20. 2025-05-08
    listed $367,900 Active 1032-char remark

    Show marketing remark (1032 chars)

    This beautiful two story floorplan includes 4 bedrooms and 2.5 baths and is ready to personalize into your dream home! As you enter the front door, you are welcomed by a two story foyer with balcony and a formal dining room and living room/office space. This is the perfect place to entertain with the expansive family room that opens to the kitchen and breakfast room with extensive cabinetry and a large pantry. Personalize your dream kitchen with a center island, luxury kitchen option, or gourmet kitchen layout with mud room. Upstairs features the master bedroom with a massive walk-in closet, the master bath, plus three secondary bedrooms and the hall bathroom. The Sequoia includes 2 car garage, main floor laundry or mud room, powder room, and more. Available choices include a master bedroom sitting room, luxury master bath, second floor laundry, gas fireplace, window wall or bay windows in the family room, bay window in breakfast room, or a butler's pantry adjacent to the dining room. Make this your dream home today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$29,853
• − Property taxes: −$7,994
• − Insurance: −$2,665
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$15,504
• Taxable loss: −$16,704
• Est. tax savings @ 24.0%: +$4,009
• After-tax cash flow: $-3,216/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

+4.3% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $383,900 Zillow
• 2026-04-01 Price Changed $378,900 Zillow
• 2026-02-01 Price Changed $376,900 Zillow
• 2026-01-16 Relisted — Zillow
• 2026-01-16 Price Changed $371,900 Zillow
• 2025-10-31 Delisted — Zillow
• 2025-05-08 Listed $367,900 Zillow