2337 Millvalley Dr · Florissant, MO 63031

$150,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1976 7,200 sqft lot Est $169k · 11% under $12/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 +24.0/30.0
• ARV discount +12.5/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR COMP PURPOSES ONLY

Key facts

• Bright kitchen
• Ample outdoor space
• Split level home

Tags

• SPLIT LEVEL HOME
• PROVEN RENTAL HISTORY
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOM
• BRIGHT KITCHEN
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Pleasant Hollow Homeowners Association; Association management; Annual HOA fee of $147 covering grounds maintenance and common area maintenance

Exterior

• Parking: 2-car garage (approx. 23 x 21)
• Utilities: Public water; Public sewer; Single phase electric; Cable connected, electricity connected, sewer connected, water connected
• Home design: Single-family residence; Multi/split levels; Private ownership
• Construction: Brick and vinyl siding exterior; Asphalt roof; Basement: concrete, partially finished; Built information from assessor
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Kitchen with Electric Range, Microwave, Dishwasher, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher, Microwave, Electric Range, Refrigerator; Forced air heating; Central air conditioning; 8 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.6% vs local median 6.3% in Florissant — 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 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, commute 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: Lusher Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 379 students, 64% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1976 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2397 Millvalley Dr	0.07mi	4/2.0 (+1)	1,100 (+4%)	1mo	$169,900	$154	84
2377 Farflung Dr	0.15mi	3/2.5	1,100 (+4%)	2mo	$204,900	$186	83
2171 Farthing Ct	0.21mi	3/2.0	1,189 (+13%)	3mo	$195,000	$164	67
2334 White Ash Ct	0.24mi	3/2.0	1,189 (+13%)	2mo	$189,900	$160	66
2216 Foggy Bottom Dr	0.25mi	3/2.0	1,189 (+13%)	2mo	$130,000	$109	66
1910 Flamingo Dr	0.64mi	3/1.0	1,025 (-3%)	1mo	$199,500	$195	60
2328 Urbandale Dr	0.73mi	3/2.0	1,025 (-3%)	1mo	$140,400	$137	60
1315 Thrush Ln	0.62mi	3/1.0	1,092 (+3%)	3mo	$159,900	$146	59
2572 Auburnhill Ct	0.20mi	4/3.0 (+1)	1,189 (+13%)	3mo	$185,000	$156	58
1721 Saddle Ridge Dr	0.53mi	3/2.0	1,189 (+13%)	3mo	$165,000	$139	52
2490 Mullanphy Ln	0.66mi	3/1.0	952 (-10%)	2mo	$167,500	$176	47
2370 Hawthorne Manor Dr	0.74mi	3/1.0	952 (-10%)	1mo	$175,900	$185	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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,472
• Equity at exit: $22,365

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $30,268
• Equity at exit: $12,969

Cash invested: $42,000 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$787
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$62
• HOA: −$12
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $292

Break-even live

Break-even rent $1,318

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $377	-5% $335	+0% $292	+5% $250	+10% $207
Rent	-10% $159	-5% $226	+0% $292	+5% $359	+10% $426
Rate	-1.0pp $368	-0.5pp $331	base $292	+0.5pp $254	+1.0pp $214

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	0.08mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.40mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.67mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.73mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.79mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.80mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	0.89mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.02mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	1.05mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	1.05mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.12mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.14mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	1.25mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.26mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.38mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.44mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.44mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.45mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.48mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 5 events

1. 2026-06-05
   statusdays on market $150,000 Pending 6 DOM
2. 2026-06-03
   days on market $150,000 Active 5 DOM
3. 2026-06-02
   days on market $150,000 Active 4 DOM
4. 2026-06-01
   days on market $150,000 Active 3 DOM
5. 2026-05-31
   days on market $150,000 Active 2 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,254
• − Mortgage interest: −$8,402
• − Property taxes: −$2,159
• − Insurance: −$750
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$144
• − Depreciation: −$4,364
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,222/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 — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

-98.3% since first listed

12 events — show timeline

• 2026-05-29 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-05 Pending — MARIS as Distributed by MLS Grid
• 2026-02-21 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-02-20 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-09-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-08-25 Pending — MARIS as Distributed by MLS Grid
• 2023-08-17 Listed $114,900 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $8,887,375 Public Records

Property tax history

+3.5%/yr

Latest (2022): $2,159 · +1.5% YoY. Source: county tax records.