4327 Sulla Dr · Florissant, MO 63033

$170,000

4 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 233 Days on market

Built 1965 9,313 sqft lot $133/sqft · 19% below area Est $208k · 18% 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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

Key facts

• 9,313 sq ft lot
• 2 garage spots
• Built 1965

Tags

• ABUNDANT CABINET SPACE
• MATCHING BLACK APPLIANCES
• LARGE UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.5%/yr); 218 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 233 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.06% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $207,545
• List price: $170,000
• Delta: -18.09%
• 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
4333 Caracalla Dr	0.07mi	3/2.5 (-1)	1,271 (-1%)	3mo	$225,000	$177	86
4394 Satiris Dr	0.16mi	3/2.0 (-1)	1,301 (+2%)	0mo	$235,000	$181	84
4428 Papal Dr	0.17mi	3/2.0 (-1)	1,318 (+3%)	6mo	$129,900	$99	78
4443 Remus Dr	0.20mi	4/2.5	1,354 (+6%)	3mo	$224,900	$166	76
11678 Galba Dr	0.41mi	3/2.0 (-1)	1,292 (+1%)	2mo	$129,900	$101	73
4384 Remus Dr	0.15mi	3/2.0 (-1)	1,128 (-12%)	2mo	$209,900	$186	67
4451 Rhine Dr	0.22mi	3/2.0 (-1)	1,421 (+11%)	0mo	$165,000	$116	66
11962 Nero Dr	0.19mi	3/2.0 (-1)	1,440 (+12%)	1mo	$220,000	$153	65
4377 Varano Dr	0.29mi	3/2.0 (-1)	1,155 (-10%)	2mo	$150,000	$130	64
4950 Patricia Ridge Dr	0.52mi	3/1.5 (-1)	1,124 (-12%)	4mo	$177,500	$158	45
11879 Galba Dr	0.53mi	3/1.5 (-1)	1,092 (-15%)	0mo	$159,900	$146	43
12415 Danube Dr	0.62mi	3/2.0 (-1)	1,124 (-12%)	6mo	$150,000	$133	41

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: 30.8%
• Equity multiple: 3.47×
• Total profit: $117,532
• Equity at exit: $153,149

10-year hold

• IRR: 28.2%
• Equity multiple: 8.44×
• Total profit: $354,133
• Equity at exit: $330,273

Cash invested: $47,600 (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: 218
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$891
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $257

Break-even live

Break-even rent $1,482

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	0.52mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	0.59mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	1d	17	0.84mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	1.01mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	1.10mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	1.15mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	1.21mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	1d	1	1.36mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	1.36mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	43d	1	1.37mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.40mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	23d	1	1.42mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.48mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	1.48mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.48mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.49mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $170,000 Active 233 DOM
2. 2026-06-17
   days on market $170,000 Active 232 DOM
3. 2026-06-16
   days on market $170,000 Active 231 DOM
4. 2026-06-15
   price $170,000 Active 230 DOM
5. 2026-06-15
   days on market $173,000 Active 230 DOM
6. 2026-06-13
   days on market $173,000 Active 228 DOM
7. 2026-06-13
   days on market $173,000 Active 227 DOM
8. 2026-06-09
   days on market $173,000 Active 224 DOM
9. 2026-06-08
   days on market $173,000 Active 223 DOM
10. 2026-06-07
    days on market $173,000 Active 222 DOM
11. 2026-06-05
    days on market $173,000 Active 219 DOM
12. 2026-06-03
    days on market $173,000 Active 218 DOM
13. 2026-06-02
    days on market $173,000 Active 217 DOM
14. 2026-06-01
    days on market $173,000 Active 216 DOM
15. 2026-05-31
    days on market $173,000 Active 215 DOM
16. 2026-05-15
    price $173,000 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

17. 2026-04-17
    price $180,000 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

18. 2026-02-27
    price $184,000 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

19. 2026-02-06
    price $188,000 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

20. 2026-01-16
    price $194,000 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

21. 2025-10-28
    listed $200,000 Active 587-char remark

    Show marketing remark (587 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home with a 2-car garage, located in Seven Hills. This home features a traditional layout, with the living room flowing seamlessly into the dining room and then into the kitchen. The kitchen offers abundant cabinet space and matching black appliances. All three bedrooms are situated on the same wing of the house for convenience. A large unfinished basement provides tremendous potential, perfect for storage now and offering the opportunity to be finished out later as a secondary living area or game room. Schedule your showing today!

22. 2023-06-21
    historical
23. 2015-09-01
    soldstatus $19,500,437
24. 2013-06-10
    soldstatus $499,000
25. 2012-12-12
    soldstatus $25,000
26. 2012-12-12
    soldstatus $34,000
27. 1990-08-01
    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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 5/10 Major 7 d/yr ≥106°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: $21,679
• − Mortgage interest: −$9,523
• − Property taxes: −$2,498
• − Insurance: −$850
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$4,945
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,986/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

• County: Saint Louis County · 888,823 people
• City population: 42,258
• 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

+592.0% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $173,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $184,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $188,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $194,000 MARIS as Distributed by MLS Grid
• 2025-10-28 Listed $200,000 MARIS as Distributed by MLS Grid
• 2023-06-21 Rental Removed — RENT.
• 2015-09-01 Sold (Public Records) $19,500,437 Public Records
• 2013-06-10 Sold (Public Records) $499,000 Public Records
• 2012-12-12 Sold (Public Records) $34,000 Public Records
• 2012-12-12 Sold (Public Records) $25,000 Public Records
• 1990-08-01 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2022): $2,498 · +5.6% YoY. Source: county tax records.