2 Bruce Dr · Florissant, MO 63031

$375,000

8 bd · 4.0 ba · 3,520 sqft · MultiFamily public records · 94 Days on market

Built 1963 6,899 sqft lot $107/sqft · 28% above area Est $441k · 15% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Four-family building located on a quiet cul-de-sac in Florissant, Missouri. This property is part of a larger 44-unit apartment complex consisting of seven buildings within the same cul-de-sac, offering investors the opportunity to acquire multiple buildings within one cohesive community. The four family buildings can be purchased separately or together, and the 32 additional units can also be purchased with the four families if desired. The complex has undergone extensive renovations between 2023 and 2026, with more than $2.2 million in capital improvements completed throughout the property. Upgrades include improvements to electrical systems, common areas, windows, water heaters, furnaces, and condensers. This building features 2 bedroom units with 3,536 square feet and features a pitched roof, central heating and cooling, and spacious common areas. Each four-family building includes five off-street parking spaces. Units offer washer and dryer hookups, with additional potential to add shared laundry facilities. All four units within the building feature similar updates, providing consistency in layout and finishes across the property. Current rents are below market, presenting an opportunity for future rent growth. Market data indicates average rents of approximately $1,050 for two-bedroom units within a five-mile radius. At least one unit per building may be available for showings or potential owner-occupancy. Conveniently located near Lambert International Airport and major employers such as Boeing and Amazon, the property benefits from strong employment drivers in the surrounding area. The buildings are located within a designated flood zone. The City of Florissant has acquired adjacent land for a planned future park development, which will further enhance the surrounding area.

Key facts

• Quiet cul-de-sac
• 6,899 sq ft lot
• Built 1963

Tags

• QUIET CUL-DE-SAC
• 44-UNIT APARTMENT COMPLEX
• EXTENSIVE RENOVATIONS
• OFF-STREET PARKING SPACES
• WASHER AND DRYER HOOKUPS
• SHARED LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $4,870/mo this rent would consume 83% of the median local household income ($71k/yr) (locally 1279% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $105k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $125k; list at $375k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $440,566
• List price: $375,000
• Delta: -14.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Thompson Dr	0.14mi	8/4.0	3,520 (0%)	16mo	$375,000	$107	80

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $6,198
• Equity at exit: $55,914

10-year hold

• IRR: 12.5%
• Equity multiple: 2.05×
• Total profit: $110,775
• Equity at exit: $32,423

Cash invested: $105,000 (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: 25.7×

Monthly cashflow live

• Estimated rent: $4,870 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$156
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $948

Break-even live

Break-even rent $3,670

Max offer price $375,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,161	-5% $1,054	+0% $948	+5% $842	+10% $736
Rent	-10% $564	-5% $756	+0% $948	+5% $1,141	+10% $1,333
Rate	-1.0pp $1,137	-0.5pp $1,044	base $948	+0.5pp $851	+1.0pp $752

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,872
Total (4 units)			$4,870

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $375,000 Active 94 DOM
2. 2026-06-17
   days on market $375,000 Active 93 DOM
3. 2026-06-16
   days on market $375,000 Active 92 DOM
4. 2026-06-15
   days on market $375,000 Active 91 DOM
5. 2026-06-13
   days on market $375,000 Active 89 DOM
6. 2026-06-13
   days on market $375,000 Active 88 DOM
7. 2026-06-09
   days on market $375,000 Active 85 DOM
8. 2026-06-08
   days on market $375,000 Active 84 DOM
9. 2026-06-07
   days on market $375,000 Active 83 DOM
10. 2026-06-05
    days on market $375,000 Active 80 DOM
11. 2026-06-03
    days on market $375,000 Active 79 DOM
12. 2026-06-02
    days on market $375,000 Active 78 DOM
13. 2026-06-01
    days on market $375,000 Active 77 DOM
14. 2026-05-31
    days on market $375,000 Active 76 DOM
15. 2026-03-16
    listed $375,000 Active 1813-char remark

    Show marketing remark (1813 chars)

    Four-family building located on a quiet cul-de-sac in Florissant, Missouri. This property is part of a larger 44-unit apartment complex consisting of seven buildings within the same cul-de-sac, offering investors the opportunity to acquire multiple buildings within one cohesive community. The four family buildings can be purchased separately or together, and the 32 additional units can also be purchased with the four families if desired. The complex has undergone extensive renovations between 2023 and 2026, with more than $2.2 million in capital improvements completed throughout the property. Upgrades include improvements to electrical systems, common areas, windows, water heaters, furnaces, and condensers. This building features 2 bedroom units with 3,536 square feet and features a pitched roof, central heating and cooling, and spacious common areas. Each four-family building includes five off-street parking spaces. Units offer washer and dryer hookups, with additional potential to add shared laundry facilities. All four units within the building feature similar updates, providing consistency in layout and finishes across the property. Current rents are below market, presenting an opportunity for future rent growth. Market data indicates average rents of approximately $1,050 for two-bedroom units within a five-mile radius. At least one unit per building may be available for showings or potential owner-occupancy. Conveniently located near Lambert International Airport and major employers such as Boeing and Amazon, the property benefits from strong employment drivers in the surrounding area. The buildings are located within a designated flood zone. The City of Florissant has acquired adjacent land for a planned future park development, which will further enhance the surrounding area.

16. 2018-10-10
    soldstatus Closed 381-char remark

    Show marketing remark (381 chars)

    Fully Occupied, Showings Require 24 Hour Notice. Please Do Not Disturb Tenants. To be sold as a package with MLS#18050031. Two Separate Tax ID's qualify for Fixed 30 Year Financing. Fully Occupied 4 Family with great tenants all on leases. Clean, Well-Maintained Units all Featuring 2 Bed, 1 Bath Layouts. Updated flooring. Long-Term Owner Retiring. Call Listing Agent for Details.

17. 2018-10-09
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Fully Occupied, Showings Require 24 Hour Notice. Please Do Not Disturb Tenants. To be sold as a package with MLS#18050031. Two Separate Tax ID's qualify for Fixed 30 Year Financing. Fully Occupied 4 Family with great tenants all on leases. Clean, Well-Maintained Units all Featuring 2 Bed, 1 Bath Layouts. Updated flooring. Long-Term Owner Retiring. Call Listing Agent for Details.

18. 2018-08-01
    historical Contingent (No Kickout) 381-char remark

    Show marketing remark (381 chars)

    Fully Occupied, Showings Require 24 Hour Notice. Please Do Not Disturb Tenants. To be sold as a package with MLS#18050031. Two Separate Tax ID's qualify for Fixed 30 Year Financing. Fully Occupied 4 Family with great tenants all on leases. Clean, Well-Maintained Units all Featuring 2 Bed, 1 Bath Layouts. Updated flooring. Long-Term Owner Retiring. Call Listing Agent for Details.

19. 2018-06-26
    listed $189,900 Active 381-char remark

    Show marketing remark (381 chars)

    Fully Occupied, Showings Require 24 Hour Notice. Please Do Not Disturb Tenants. To be sold as a package with MLS#18050031. Two Separate Tax ID's qualify for Fixed 30 Year Financing. Fully Occupied 4 Family with great tenants all on leases. Clean, Well-Maintained Units all Featuring 2 Bed, 1 Bath Layouts. Updated flooring. Long-Term Owner Retiring. Call Listing Agent for Details.

20. 1992-08-05
    soldstatus $125,000
21. 1984-06-01
    soldstatus $110,500
22. 1984-06-01
    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: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $58,440
• − Mortgage interest: −$21,006
• − Property taxes: −$3,789
• − Insurance: −$7,400
• − Repairs & maintenance: −$4,675
• − Management: −$4,675
• − Depreciation: −$10,909
• Taxable income: $5,986
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $9,944/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

• Census place: Florissant, MO
• 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

+239.4% since first listed

8 events — show timeline

• 2026-03-16 Listed $375,000 MARIS as Distributed by MLS Grid
• 2018-10-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-09 Pending — MARIS as Distributed by MLS Grid
• 2018-08-01 Contingent — MARIS as Distributed by MLS Grid
• 2018-06-26 Listed $189,900 MARIS as Distributed by MLS Grid
• 1992-08-05 Sold (Public Records) $125,000 Public Records
• 1984-06-01 Sold (Public Records) — Public Records
• 1984-06-01 Sold (Public Records) $110,500 Public Records

Property tax history

+1.2%/yr

Latest (2022): $3,789 · +2.7% YoY. Source: county tax records.