710 Peace Haven Dr · Mehlville, MO 63125

$249,900

3 bd · 1.5 ba · 1,537 sqft · SingleFamily public records · 6 Days on market

Built 1963 0.30 ac lot $163/sqft · 12% below area Est $285k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +13.1/15.0
• Cash flow +11.8/30.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-full-bath ranch home tucked on a cul-de-sac in a fantastic neighborhood! This 4-sides brick home offers solid curb appeal, a partially finished walk-out lower level, and great potential for your personal touch. Enjoy the fenced backyard with a small inground pool, perfect for relaxing or entertaining. Detached oversized 2-car garage provides excellent parking, storage, or workspace. A wonderful opportunity to add minor cosmetic updates and make this home shine!

Key facts

• 0.3 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Peace Haven association

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Brick and stone veneer exterior; Other construction materials
• Exterior features: Private pool; Located on a cul-de-sac; Gentle sloping lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (one on main level, one lower level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Full basement; Two fireplaces; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.1% below list).
• Recommended offer: $200k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.4% in Mehlville — 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 66/100 on livability (#232 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beasley Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 283 students, 53% FRL); Mehlville High School (math 26% / reading 54%, grade F, #243 of 521 statewide, top 47%, 1,440 students, 43% FRL) — zoned schools average 48% FRL vs 22% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,733 (20.1% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $285,199
• List price: $249,900
• Delta: -12.38%
• 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
710 Peace Haven Dr	0.00mi	3/2.0	1,537 (0%)	0mo	$249,900	$163	98
686 Damascus Dr	0.13mi	3/2.0	1,446 (-6%)	2mo	$315,000	$218	81
657 Damascus Dr	0.19mi	3/3.0	1,482 (-4%)	1mo	$310,000	$209	79
560 Blossomheath Dr	0.18mi	3/2.5	1,660 (+8%)	1mo	$249,900	$151	73
3143 Lin Tel Rd	0.47mi	3/1.5	1,494 (-3%)	6mo	$239,000	$160	69
625 Lind Rd	0.22mi	3/2.0	1,713 (+12%)	0mo	$420,000	$245	68
767 Paschal Dr	0.61mi	3/1.5	1,392 (-9%)	4mo	$329,900	$237	53
904 Victory Dr	0.44mi	4/2.0 (+1)	1,680 (+9%)	6mo	$199,900	$119	52
793 Forder Manor Dr	0.62mi	2/2.0 (-1)	1,696 (+10%)	2mo	$379,900	$224	45
2907 Hubert Dr	0.73mi	4/2.0 (+1)	1,628 (+6%)	5mo	$234,000	$144	45
2957 Caspian Ln	0.64mi	4/2.0 (+1)	1,700 (+11%)	2mo	$211,000	$124	44
1104 Brookville Ct	0.71mi	4/2.0 (+1)	1,344 (-13%)	6mo	$275,000	$205	34

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-48,350
• Equity at exit: $37,261

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-52,177
• Equity at exit: $21,607

Cash invested: $69,972 (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 63125

• Active inventory: 146
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-124

Break-even live

Break-even rent $2,154

Max offer price $228,072

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4372 Casa Brazilia Dr St. Louis, MO	1.0–2.0	1.0–2.0	845	$1,400	$1.66	1d	15	1.02mi
2628 Wessex Dr Saint Louis, MO	3.0	2.0	1560	$1,975	$1.27	19d	1	1.22mi
3912 Manorwood Dr Saint Louis, MO	4.0	2.0	1800	$2,350	$1.31	44d	1	1.23mi
4001 Mitchford Dr Saint Louis, MO	3.0	2.0	1288	$2,400	$1.86	1d	1	1.28mi

Listing history 2 events

1. 2026-05-14
   historical $249,900 487-char remark
2. 1963-10-22
   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: $2,775 · $231/mo
• Projected year-2 tax: $2,775 · $231/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,968
• − Mortgage interest: −$13,998
• − Property taxes: −$2,775
• − Insurance: −$1,916
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$7,270
• Taxable loss: −$5,826
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $-84/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — Mehlville

• Score: 66/100
• State rank: #232
• US rank: #11310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mehlville, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• Rent YoY: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-26 Pending — MARIS as Distributed by MLS Grid
• 2026-05-20 Listed $249,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $249,900 MARIS as Distributed by MLS Grid
• 1963-10-22 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2022): $2,775 · +3.3% YoY. Source: county tax records.