Coming Soon: 4160 Botanical: 4 bed/3 bath for $234,900

Dawn Griffin Posted by
New Listings Apr 2009

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INTERIOR: SPACE, glorious space! Need a big place? This is it. 4 bedrooms, and 3 FULL baths. The first floor is set up perfectly to host out of town guests with one good size bedroom adjacent to a full a bath. The whole house offers ample community areas. Downstairs there is a formal living room and dining room in the front of the house. In the back there’s a breakfast room or office with large picture window off the kitchen. On the second floor there’s a large family room and drawing room along with 2 bedrooms, public bath and MASTER SUITE complete with separate soaking tub, stand up shower with dual fixtures and laundry area.

LOCATION: One block south of 4160 Botanical is Tower Grove Park and one block west is the Missouri Botanical Gardens. From here you can walk to Grand for coffee, ice-cream, Thai or Japanese. Or stroll over the to the Tower Grove Farmer’s Market on Saturday to buy your groceries. Get to SLU campus or Medical Center on your bike. If your driving 44 is just a few blocks away.

VALUE: Shaw neighborhood prices are all over the board. Included in the CMA below you can see that there is currently a home on Flad with about 2700 square feet priced at 199K. It needs a new kitchen and some floor plan modifications and a good amount amount of updates in terms of new systems and windows and basic cosmetics. Alternatively you can see that a home in the 4000 block of Shenandoah with only 2024 square feet sold in under 40 days for 300K. So where does the Botanical home fall in this spectrum? With approximately 2700 square feet Botanical is massive.

Based on the CMA below the average price per square foot for SOLD homes in the Shaw Neighborhood is $101.32. Using that as a yard stick, Botanical should be about 270K, but it is going to be listed at $234,900 which makes it an amazing value. Alternatively if you look at the current actives homes in the Shaw neighborhood, you can see that of all the homes priced below 250K, 4160 Botanical has them beat not just in terms of space but in updates and cosmetics as well. Since 2004 there have been major system updates done to the whole house including HVAC, plumbing, electric and windows. Additionally the kitchen was completely gutted as were all three bathrooms.

4160 Botanical is coming soon and won’t be the on the market until the owner buttons up every last detail. Get your finances in order and clear your afternoon because this home will hit the market on May 1.

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