115 Derhake Rd · Florissant, MO 63031

$150,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 10 Days on market

Built 1950 7,535 sqft lot Est $115k · 31% over

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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).

• Cash flow +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath 1 car detached garage. Seller will make no repairs or provide any inspections or warranties. For faster response time submit Special Sales Contract with proof of funds or preapproval and copy of earnest money check payable to Listing agent Broker. Seller response may be a week or more but usually less, please allow for this in the contract acceptance date. Earnest money should be 3% or $1000 whichever is greater. Addendums and Escrow information will be issued with an accepted offer. Upon acceptance, addendums and cashiers check or money order for earnest money, payable to sellers escrow company, must be delivered to listing agents office within 24 hours. If there are multiple offers, seller can accept or counter any offer they choose, regardless of the order received, presented or countered

Key facts

• 7,535 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One story
• Construction: Stucco and vinyl siding exterior
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $78 ($932/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 $133k (11.1% below list).
• Recommended offer: $133k (11.1% below list) — sets the bar for 1% rule.

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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $150k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,356 (11.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $114,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Derhake Rd	0.12mi	2/1.0	792 (0%)	1mo	$139,900	$177	94
210 Derhake Rd	0.10mi	2/1.0	792 (0%)	2mo	$109,900	$139	93
1185 Saint Matthew Dr	0.16mi	2/1.0	792 (0%)	5mo	$128,000	$162	88
1210 Saint Richard Dr	0.27mi	2/1.0	791 (-0%)	2mo	$115,000	$145	86
190 Saint Baptista Ln	0.58mi	2/1.0	864 (+9%)	4mo	$119,900	$139	55
630 Saint Christina Ln	0.50mi	2/2.0	864 (+9%)	4mo	$174,900	$202	54
190 Lynn Meadows Ln	0.56mi	3/1.0 (+1)	864 (+9%)	0mo	$119,900	$139	53
116 Barto Dr	0.71mi	3/1.0 (+1)	836 (+6%)	3mo	$115,000	$138	50
1130 Saint Francois St	0.63mi	1/1.0 (-1)	728 (-8%)	4mo	$89,900	$123	48
16 Montclair Ct	0.69mi	3/2.0 (+1)	864 (+9%)	4mo	$100,000	$116	40
500 S Saint Jacques St	0.70mi	3/1.0 (+1)	892 (+13%)	3mo	$154,900	$174	39
485 S Saint Jacques St	0.73mi	3/1.0 (+1)	890 (+12%)	4mo	$155,000	$174	36

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-17,653
• Equity at exit: $22,365

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,808
• 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: 9.4×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $78

Break-even live

Break-even rent $1,235

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $120	+0% $78	+5% $35	+10% $-7
Rent	-10% $-28	-5% $25	+0% $78	+5% $130	+10% $183
Rate	-1.0pp $153	-0.5pp $116	base $78	+0.5pp $39	+1.0pp $-1

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	0.21mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	0.25mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.33mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	0.40mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	0.52mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	45d	1	0.55mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.56mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.56mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	25d	1	0.62mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	22d	1	0.66mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	0.69mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,384	$1.60	0d	1	0.70mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	45d	1	0.73mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	0.78mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	25d	1	0.83mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	45d	5	0.83mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	9d	1	0.85mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	0.90mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	0.91mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	0.94mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	0.95mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	19d	1	0.99mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	0.99mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	22d	1	1.02mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.05mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.06mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.07mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	1.07mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	25d	1	1.08mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.08mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	1.10mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	1.10mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.11mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	45d	1	1.12mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	9d	1	1.12mi
7431 Hazelcrest Dr Hazelwood, MO	2.0	1.0	806	$1,125	$1.40	0d	1	1.17mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	14d	1	1.27mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	1.29mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	1.31mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	1.33mi

Listing history 10 events

1. 2026-06-21
   days on market $150,000 Active 10 DOM
2. 2026-06-18
   days on market $150,000 Active 7 DOM
3. 2026-06-17
   days on market $150,000 Active 6 DOM
4. 2026-06-16
   days on market $150,000 Active 5 DOM
5. 2026-06-15
   remarks 493-char remark
6. 2026-06-15
   days on market $150,000 Active 4 DOM
7. 2026-06-13
   days on market $150,000 Active 2 DOM
8. 2026-06-13
   status $150,000 Active 1 DOM
9. 2026-06-09
   remarks 425-char remark
10. 2026-06-09
    listed $150,000 Coming Soon 1 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 ≥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: $16,003
• − Mortgage interest: −$8,402
• − Property taxes: −$1,521
• − Insurance: −$750
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,364
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,314/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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

+206.1% since first listed

6 events — show timeline

• 2026-06-08 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2019-07-16 Sold (Public Records) $87,000 Public Records
• 2015-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-05-13 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-14 Listed $39,900 MARIS as Distributed by MLS Grid
• 2001-10-15 Sold (Public Records) $49,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,521 · +1.7% YoY. Source: county tax records.