13310 De Marillac Dr · Black Jack, MO 63033

$235,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 15 Days on market

Built 1972 0.38 ac lot Est $230k · at est. $17/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +14.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.4/15.0
• Rent growth +4.4/5.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This 3-bedroom, Blackjack, brick ranch home features 2 full bathrooms on the 1400 sq ft main level, partially finished walk out lower level, gas fireplace, and 2 car garage. This home has been totally renovated-fresh paint, new deluxe LVT flooring on main level, new stainless appliances, remodeled kitchen with granite countertop, undermount sink, with deluxe faucet, many new lights, remodeled bathrooms, new furnace and A Coil, new water heater, and much more!

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• HOA & community: Has HOA with an annual fee of $200 (includes other amenities)

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas connected
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Level lot

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Partially finished basement; Gas fireplace (one)
• Laundry & utility: Utilities connected: electricity and natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (12.8% below list).
• Recommended offer: $205k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#132 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jamestown Elem. (math 2% / reading 37%, grade F, #935 of 1,115 statewide, top 84%, 333 students, 66% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 37% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $235k implies a 251% 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 $204,927 (12.8% below list)

Questions for the listing agent

1. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $229,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4830 Parkton Pl	0.04mi	3/2.0	1,395 (-0%)	16mo	$228,000	$163	85
13300 Old Jamestown Rd	0.12mi	3/2.0	1,411 (+1%)	12mo	$275,000	$195	84
13360 Old Jamestown Rd	0.12mi	3/2.0	1,460 (+4%)	14mo	$285,000	$195	76
12539 Early Morning Dr	0.49mi	3/2.0	1,412 (+1%)	1mo	$225,000	$159	75
5012 Trailbend Dr	0.24mi	3/2.0	1,268 (-9%)	1mo	$179,000	$141	72
5237 Trailview Dr	0.66mi	3/2.0	1,402 (+0%)	0mo	$208,000	$148	69
12508 Early Morning Dr	0.61mi	3/2.0	1,406 (+0%)	12mo	$230,000	$164	61
12922 High Crest St	0.39mi	4/3.5 (+1)	1,566 (+12%)	2mo	$320,000	$204	49
5025 Old Jamestown Forest Dr	0.43mi	3/2.5	1,592 (+14%)	18mo	$239,900	$151	40
12512 Early Morning Dr	0.59mi	4/3.0 (+1)	1,218 (-13%)	3mo	$220,000	$181	39
4827 Meuse Dr	0.73mi	4/3.5 (+1)	1,470 (+5%)	13mo	$329,000	$224	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.13×
• Total profit: $140,075
• Equity at exit: $211,707

10-year hold

• IRR: 24.3%
• Equity multiple: 7.60×
• Total profit: $434,279
• Equity at exit: $456,553

Cash invested: $65,800 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $37

Break-even live

Break-even rent $2,002

Max offer price $235,000

Occupancy floor 93%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	22d	1	0.48mi
5454 Misty Crossing Ct Florissant, MO	3.0	3.0	1518	$2,196	$1.45	7d	1	1.14mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	2d	17	1.19mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	44d	1	1.25mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	1.33mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.36mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	1.40mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watergas

Listing history 15 events

1. 2026-06-13
   pricestatusdays on market $235,000 Pending 15 DOM
2. 2026-06-09
   days on market $224,900 Active 12 DOM
3. 2026-06-08
   days on market $224,900 Active 11 DOM
4. 2026-06-07
   days on market $224,900 Active 10 DOM
5. 2026-06-05
   days on market $224,900 Active 7 DOM
6. 2026-06-03
   days on market $224,900 Active 6 DOM
7. 2026-06-02
   days on market $224,900 Active 5 DOM
8. 2026-06-01
   days on market $224,900 Active 4 DOM
9. 2026-05-31
   days on market $224,900 Active 3 DOM
10. 2026-05-21
    historical $224,900
11. 2010-01-28
    soldstatus $67,000
12. 2010-01-28
    soldstatus $75,000
13. 2007-02-09
    soldstatus $201,000
14. 1987-01-01
    soldstatus
15. 1979-10-01
    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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,591
• − Mortgage interest: −$13,164
• − Property taxes: −$2,815
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$3,537
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,294/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Black Jack

• Score: 70/100
• State rank: #132
• US rank: #7706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Jack, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• Metro: St. Louis, MO-IL
• 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

+11.9% since first listed

6 events — show timeline

• 2026-05-21 Coming Soon $224,900 MARIS as Distributed by MLS Grid
• 2010-01-28 Sold (Public Records) $75,000 Public Records
• 2010-01-28 Sold (Public Records) $67,000 Public Records
• 2007-02-09 Sold (Public Records) $201,000 Public Records
• 1987-01-01 Sold (Public Records) — Public Records
• 1979-10-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $2,815 · +4.5% YoY. Source: county tax records.