1460 Fox Run Dr · Florissant, MO 63033

$169,900

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 11 Days on market

Built 1964 9,888 sqft lot $162/sqft · 12% below area Est $194k · 12% 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 +17.4/30.0
• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor's Dream in Florissant – 1460 Fox Run Dr. Calling all investors and savvy buyers! This 4-bedroom, 2-bathroom split foyer offers tremendous potential at 1460 Fox Run Dr. in Florissant, MO. The home features beautiful wood flooring throughout the upstairs bedrooms, living room, and breakfast room, providing a solid foundation for your vision. A 2-car garage adds convenience and value to this opportunity-rich property. Whether you're looking to add to your rental portfolio, flip for profit, or customize a home to your taste, this property is ready for its next chapter. Don't miss this chance to unlock the equity in a home with great bones in a desirable Florissant location. Schedule your showing today! Home is being sold as-is, seller to do no inspections, make no repairs.

Key facts

• Wood flooring
• Desirable location
• 2 car garage

Tags

• WOOD FLOORING
• 2 CAR GARAGE
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $161k (5.1% below list).
• Recommended offer: $161k (5.1% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; list at $170k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $161,261 (5.1% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $193,849
• List price: $169,900
• Delta: -12.35%
• 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
1460 Fox Run Dr	0.00mi	4/2.0 (+1)	1,050 (0%)	1mo	$169,900	$162	94
1420 Nashua Dr	0.17mi	3/1.5	1,092 (+4%)	2mo	$199,000	$182	81
1480 Burning Tree Dr	0.09mi	3/2.0	1,140 (+9%)	2mo	$200,000	$175	80
1475 Nashua Dr	0.14mi	3/1.5	1,160 (+10%)	1mo	$169,900	$146	73
18 Redwood Dr	0.57mi	3/2.0	1,046 (-0%)	2mo	$134,000	$128	71
1585 Pepperhill Dr	0.12mi	3/2.0	1,204 (+15%)	2mo	$225,000	$187	68
1770 Beverly Dr	0.59mi	3/1.5	1,040 (-1%)	1mo	$200,000	$192	68
1980 Parker Rd	0.23mi	3/1.5	1,196 (+14%)	1mo	$182,157	$152	63
2345 Hummingbird Dr	0.53mi	3/1.0	988 (-6%)	2mo	$175,000	$177	59
2190 Glenoro Dr	0.65mi	4/2.5 (+1)	1,083 (+3%)	3mo	$225,999	$209	55
1710 Kay Dr	0.58mi	3/1.0	960 (-9%)	2mo	$135,000	$141	53
2265 Briarcrest Dr	0.72mi	4/2.0 (+1)	1,092 (+4%)	3mo	$200,000	$183	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.28×
• Total profit: $108,346
• Equity at exit: $153,059

10-year hold

• IRR: 26.0%
• Equity multiple: 7.96×
• Total profit: $331,255
• Equity at exit: $330,078

Cash invested: $47,572 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 221
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$891
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $128

Break-even live

Break-even rent $1,450

Max offer price $169,900

Occupancy floor 87%

Sensitivity live

Price	-10% $224	-5% $176	+0% $128	+5% $80	+10% $32
Rent	-10% $1	-5% $64	+0% $128	+5% $192	+10% $255
Rate	-1.0pp $214	-0.5pp $171	base $128	+0.5pp $84	+1.0pp $39

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.46mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.48mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.50mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.57mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.58mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.58mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.58mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.62mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.73mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.76mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.79mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.81mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.84mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.89mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	0.94mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.97mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.01mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	1.04mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.07mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.07mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.08mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.10mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.10mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.13mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.16mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.22mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.22mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	1.24mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.35mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	1.35mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.39mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.43mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	1.43mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.43mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.44mi

Listing history 5 events

1. 2026-05-09
   status Pending 801-char remark

   Show marketing remark (801 chars)

   Investor's Dream in Florissant – 1460 Fox Run Dr. Calling all investors and savvy buyers! This 4-bedroom, 2-bathroom split foyer offers tremendous potential at 1460 Fox Run Dr. in Florissant, MO. The home features beautiful wood flooring throughout the upstairs bedrooms, living room, and breakfast room, providing a solid foundation for your vision. A 2-car garage adds convenience and value to this opportunity-rich property. Whether you're looking to add to your rental portfolio, flip for profit, or customize a home to your taste, this property is ready for its next chapter. Don't miss this chance to unlock the equity in a home with great bones in a desirable Florissant location. Schedule your showing today! Home is being sold as-is, seller to do no inspections, make no repairs.

2. 2026-05-05
   price $169,900 801-char remark

   Show marketing remark (801 chars)

   Investor's Dream in Florissant – 1460 Fox Run Dr. Calling all investors and savvy buyers! This 4-bedroom, 2-bathroom split foyer offers tremendous potential at 1460 Fox Run Dr. in Florissant, MO. The home features beautiful wood flooring throughout the upstairs bedrooms, living room, and breakfast room, providing a solid foundation for your vision. A 2-car garage adds convenience and value to this opportunity-rich property. Whether you're looking to add to your rental portfolio, flip for profit, or customize a home to your taste, this property is ready for its next chapter. Don't miss this chance to unlock the equity in a home with great bones in a desirable Florissant location. Schedule your showing today! Home is being sold as-is, seller to do no inspections, make no repairs.

3. 2026-04-27
   listed $179,900 Active 801-char remark

   Show marketing remark (801 chars)

   Investor's Dream in Florissant – 1460 Fox Run Dr. Calling all investors and savvy buyers! This 4-bedroom, 2-bathroom split foyer offers tremendous potential at 1460 Fox Run Dr. in Florissant, MO. The home features beautiful wood flooring throughout the upstairs bedrooms, living room, and breakfast room, providing a solid foundation for your vision. A 2-car garage adds convenience and value to this opportunity-rich property. Whether you're looking to add to your rental portfolio, flip for profit, or customize a home to your taste, this property is ready for its next chapter. Don't miss this chance to unlock the equity in a home with great bones in a desirable Florissant location. Schedule your showing today! Home is being sold as-is, seller to do no inspections, make no repairs.

4. 1999-10-20
   soldstatus $89,000
5. 1979-04-01
   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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $19,351
• − Mortgage interest: −$9,517
• − Property taxes: −$2,209
• − Insurance: −$850
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,943
• Taxable loss: −$1,263
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,840/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): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+90.9% since first listed

6 events — show timeline

• 2026-05-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-05 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-04-27 Listed $179,900 MARIS as Distributed by MLS Grid
• 1999-10-20 Sold (Public Records) $89,000 Public Records
• 1979-04-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2022): $2,209 · +1.7% YoY. Source: county tax records.