1260 Mullanphy Rd · Florissant, MO 63031

$150,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 115 Days on market

Built 1956 7,801 sqft lot $144/sqft · 8% below area Est $164k · 8% under

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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 +22.3/30.0
• ARV discount +11.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• 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

Excellent investment opportunity with a long-term tenant in place since July 2019 and a current lease secured through 1/31/2027 — providing immediate and stable rental income. 3-bedroom, 1.5-bath home offers immediate rental income with a functional, open layout connecting the living room, dining area, and kitchen — ideal for today’s lifestyle. Hardwood and laminate flooring run throughout, offering both durability and easy maintenance. Recent upgrades include a brand-new HVAC system (2026) and new gas range (2026), adding long-term value and peace of mind. Step outside to a large backyard featuring a covered patio — perfect for outdoor entertaining or relaxing evenings — plus the convenience of a 1-car garage for added storage and parking. Whether you’re expanding your portfolio or looking for a solid, income-producing property, this home delivers built-in cash flow from day one. DO NOT DISTURB TENANT!

Key facts

• Hardwood flooring
• New gas range
• Laminate flooring

Tags

• IMMEDIATE RENTAL INCOME
• OPEN LAYOUT
• HARDWOOD FLOORING
• LAMINATE FLOORING
• NEW HVAC SYSTEM
• NEW GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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

• It's been on market 115 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $163,883
• List price: $150,000
• Delta: -8.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1865 Violet Dr	0.38mi	3/1.5	1,064 (+2%)	0mo	$100,000	$94	78
290 Francisca Dr	0.36mi	3/1.5	1,092 (+5%)	1mo	$145,000	$133	74
750 Blackbird Dr	0.58mi	3/1.5	1,025 (-1%)	1mo	$174,900	$171	70
1435 Aspen Dr	0.16mi	3/1.0	912 (-12%)	1mo	$134,000	$147	69
1910 Flamingo Dr	0.58mi	3/1.0	1,025 (-1%)	1mo	$199,500	$195	68
935 Kingsbrook Ln	0.53mi	3/1.5	1,078 (+4%)	2mo	$180,000	$167	67
2052 Aristocrat Dr	0.41mi	3/1.5	960 (-8%)	1mo	$89,900	$94	67
660 Crabapple Ln	0.66mi	3/2.0	1,045 (+0%)	2mo	$199,999	$191	65
2328 Urbandale Dr	0.67mi	3/2.0	1,025 (-1%)	1mo	$140,400	$137	64
695 Mullanphy Rd	0.47mi	3/1.0	927 (-11%)	1mo	$185,000	$200	57
515 Myrtle Dr	0.64mi	3/1.0	962 (-8%)	3mo	$174,900	$182	53
85 Ruth Dr	0.60mi	2/1.0 (-1)	912 (-12%)	2mo	$144,900	$159	43

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,450
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $23,468
• 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: 7.8×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$787
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $248

Break-even live

Break-even rent $1,288

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $333	-5% $290	+0% $248	+5% $205	+10% $163
Rent	-10% $121	-5% $184	+0% $248	+5% $311	+10% $374
Rate	-1.0pp $323	-0.5pp $286	base $248	+0.5pp $209	+1.0pp $169

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.17mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.21mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	0.24mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.26mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.32mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.34mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.41mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.44mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.61mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.62mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.67mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.68mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.85mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	17d	1	0.86mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.93mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.94mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.07mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.07mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.09mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.12mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.14mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.14mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	1.16mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.17mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.18mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	1.19mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.21mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.21mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	1.24mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.28mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.31mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.32mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	2d	14	1.33mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	1.37mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.38mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	1.38mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.40mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	1.43mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 115 DOM
2. 2026-06-17
   days on market $150,000 Active 114 DOM
3. 2026-06-16
   days on market $150,000 Active 113 DOM
4. 2026-06-15
   days on market $150,000 Active 112 DOM
5. 2026-06-13
   days on market $150,000 Active 110 DOM
6. 2026-06-13
   days on market $150,000 Active 109 DOM
7. 2026-06-09
   days on market $150,000 Active 106 DOM
8. 2026-06-08
   days on market $150,000 Active 105 DOM
9. 2026-06-07
   days on market $150,000 Active 104 DOM
10. 2026-06-05
    days on market $150,000 Active 101 DOM
11. 2026-06-03
    days on market $150,000 Active 100 DOM
12. 2026-06-02
    days on market $150,000 Active 99 DOM
13. 2026-06-01
    days on market $150,000 Active 98 DOM
14. 2026-05-31
    days on market $150,000 Active 97 DOM
15. 2026-02-23
    listed $150,000 Active 955-char remark

    Show marketing remark (955 chars)

    Excellent investment opportunity with a long-term tenant in place since July 2019 and a current lease secured through 1/31/2027 — providing immediate and stable rental income. 3-bedroom, 1.5-bath home offers immediate rental income with a functional, open layout connecting the living room, dining area, and kitchen — ideal for today’s lifestyle. Hardwood and laminate flooring run throughout, offering both durability and easy maintenance. Recent upgrades include a brand-new HVAC system (2026) and new gas range (2026), adding long-term value and peace of mind. Step outside to a large backyard featuring a covered patio — perfect for outdoor entertaining or relaxing evenings — plus the convenience of a 1-car garage for added storage and parking. Whether you’re expanding your portfolio or looking for a solid, income-producing property, this home delivers built-in cash flow from day one. DO NOT DISTURB TENANT!

16. 2017-06-16
    soldstatus $55,000
17. 2009-09-03
    soldstatus
18. 2009-09-03
    soldstatus $71,760
19. 2009-09-03
    soldstatus $71,760
20. 2007-05-16
    soldstatus $75,000
21. 2007-03-23
    soldstatus
22. 2007-03-23
    soldstatus $50,000

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $19,216
• − Mortgage interest: −$8,402
• − Property taxes: −$2,020
• − Insurance: −$750
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,364
• Taxable income: $606
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,826/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

+200.0% since first listed

8 events — show timeline

• 2026-02-23 Listed $150,000 MARIS as Distributed by MLS Grid
• 2017-06-16 Sold (Public Records) $55,000 Public Records
• 2009-09-03 Sold (Public Records) $71,760 Public Records
• 2009-09-03 Sold (Public Records) $71,760 Public Records
• 2009-09-03 Sold (Public Records) — Public Records
• 2007-05-16 Sold (Public Records) $75,000 Public Records
• 2007-03-23 Sold (Public Records) $50,000 Public Records
• 2007-03-23 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2022): $2,020 · +2.7% YoY. Source: county tax records.