4308 Sulla Dr · Florissant, MO 63033

$199,900

4 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 136 Days on market

Built 1965 0.30 ac lot $133/sqft · 36% above area Est $236k · 15% 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 +15.9/30.0
• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to 4308 Sulla Dr, this home is spacious, originally a 4bdrm home but the wall was removed to extend the master bdrm. The exterior offers newer vinyl soffits, newer garage door, some brick, newer deck, woodburning fireplace in family room, fencing, this home has 2 full baths with rough in plumbing for 3rd bathroom in lower level, newer roof, newer hvac, newer plumbing, newer windows, updated light fixtures, newer 6 panel doors, all bathrooms has been updated, additional living quarters in the lower level, some walls in the lower level has been studded and drywalled which will make it easy to completely finished the entire level. This home needs some tlc but its loaded with goodies!

Key facts

• Fencing
• Brick
• Deck

Tags

• VINYL SOFFITS
• GARAGE DOOR
• BRICK
• DECK
• WOODBURNING FIREPLACE
• FENCING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $184k (8.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $200k implies a 116% gain — meaningful room to come down on a strong offer.

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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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: 0.92% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $235,657
• List price: $199,900
• Delta: -15.17%
• 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
11636 Macrinus Dr	0.35mi	4/3.0	1,525 (+1%)	1mo	$229,900	$151	75
11962 Nero Dr	0.22mi	3/2.0 (-1)	1,440 (-4%)	1mo	$220,000	$153	75
4471 Rhine Dr	0.26mi	4/3.0	1,525 (+1%)	7mo	$245,000	$161	74
4451 Rhine Dr	0.24mi	3/2.0 (-1)	1,421 (-6%)	0mo	$165,000	$116	72
2325 Grassland Dr	0.51mi	3/2.0 (-1)	1,525 (+1%)	2mo	$239,000	$157	66
4443 Remus Dr	0.23mi	4/2.5	1,354 (-10%)	3mo	$224,900	$166	66
4461 Rhine Dr	0.25mi	3/2.5 (-1)	1,607 (+7%)	5mo	$150,000	$93	64
4394 Satiris Dr	0.15mi	3/2.0 (-1)	1,301 (-14%)	0mo	$235,000	$181	63
4428 Papal Dr	0.20mi	3/2.0 (-1)	1,318 (-13%)	6mo	$129,900	$99	58
2390 Grassland Dr	0.60mi	4/2.0	1,653 (+10%)	4mo	$175,000	$106	50
11678 Galba Dr	0.45mi	3/2.0 (-1)	1,292 (-14%)	2mo	$129,900	$101	47
4040 Helmkampf Dr	0.58mi	3/2.0 (-1)	1,371 (-9%)	8mo	$215,000	$157	44

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: 27.4%
• Equity multiple: 3.21×
• Total profit: $123,562
• Equity at exit: $180,086

10-year hold

• IRR: 25.2%
• Equity multiple: 7.80×
• Total profit: $380,381
• Equity at exit: $388,362

Cash invested: $55,972 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $94

Break-even live

Break-even rent $1,718

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.60mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	0.67mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	2d	17	0.92mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	2d	1	0.97mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	1.04mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	8d	1	1.07mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	1.22mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	1.29mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	1.36mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	2d	1	1.36mi
10606 Kilbourn Dr Saint Louis, MO	3.0	2.0	2100	$1,395	$0.66	44d	1	1.40mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	1.43mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	1.44mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $199,900 Active 136 DOM
2. 2026-06-17
   days on market $199,900 Active 135 DOM
3. 2026-06-16
   days on market $199,900 Active 134 DOM
4. 2026-06-15
   days on market $199,900 Active 133 DOM
5. 2026-06-13
   days on market $199,900 Active 131 DOM
6. 2026-06-13
   days on market $199,900 Active 130 DOM
7. 2026-06-09
   days on market $199,900 Active 127 DOM
8. 2026-06-08
   days on market $199,900 Active 126 DOM
9. 2026-06-07
   days on market $199,900 Active 125 DOM
10. 2026-06-05
    days on market $199,900 Active 122 DOM
11. 2026-06-03
    days on market $199,900 Active 121 DOM
12. 2026-06-02
    days on market $199,900 Active 120 DOM
13. 2026-06-01
    days on market $199,900 Active 119 DOM
14. 2026-05-31
    days on market $199,900 Active 118 DOM
15. 2026-02-18
    price $199,900 699-char remark

    Show marketing remark (699 chars)

    Welcome to 4308 Sulla Dr, this home is spacious, originally a 4bdrm home but the wall was removed to extend the master bdrm. The exterior offers newer vinyl soffits, newer garage door, some brick, newer deck, woodburning fireplace in family room, fencing, this home has 2 full baths with rough in plumbing for 3rd bathroom in lower level, newer roof, newer hvac, newer plumbing, newer windows, updated light fixtures, newer 6 panel doors, all bathrooms has been updated, additional living quarters in the lower level, some walls in the lower level has been studded and drywalled which will make it easy to completely finished the entire level. This home needs some tlc but its loaded with goodies!

16. 2026-02-02
    listed $228,000 Active 699-char remark

    Show marketing remark (699 chars)

    Welcome to 4308 Sulla Dr, this home is spacious, originally a 4bdrm home but the wall was removed to extend the master bdrm. The exterior offers newer vinyl soffits, newer garage door, some brick, newer deck, woodburning fireplace in family room, fencing, this home has 2 full baths with rough in plumbing for 3rd bathroom in lower level, newer roof, newer hvac, newer plumbing, newer windows, updated light fixtures, newer 6 panel doors, all bathrooms has been updated, additional living quarters in the lower level, some walls in the lower level has been studded and drywalled which will make it easy to completely finished the entire level. This home needs some tlc but its loaded with goodies!

17. 2019-08-27
    soldstatus $92,500
18. 2019-08-23
    soldstatus Closed 365-char remark

    Show marketing remark (365 chars)

    ****PLEASE USE SPECIAL SALES CONTRACT. SELLER TO MAKE NO REPAIRS OR INSPECTIONS.**** Seller to provide a recent inspection upon receipt of an accepted offer. L/L COULD BE BEDROOMS,ETC. HARDWOOD FLOORS THRU OUT, UPDATED KITCHEN FLOOR, FORMAL LIVING ROOM/DINING ROOM. CLOSE TO PARK. Blue wooden corner shelf in LL bathroom is not included with the house.

19. 2019-06-27
    status Pending 365-char remark

    Show marketing remark (365 chars)

    ****PLEASE USE SPECIAL SALES CONTRACT. SELLER TO MAKE NO REPAIRS OR INSPECTIONS.**** Seller to provide a recent inspection upon receipt of an accepted offer. L/L COULD BE BEDROOMS,ETC. HARDWOOD FLOORS THRU OUT, UPDATED KITCHEN FLOOR, FORMAL LIVING ROOM/DINING ROOM. CLOSE TO PARK. Blue wooden corner shelf in LL bathroom is not included with the house.

20. 2019-06-21
    status Active 365-char remark

    Show marketing remark (365 chars)

    ****PLEASE USE SPECIAL SALES CONTRACT. SELLER TO MAKE NO REPAIRS OR INSPECTIONS.**** Seller to provide a recent inspection upon receipt of an accepted offer. L/L COULD BE BEDROOMS,ETC. HARDWOOD FLOORS THRU OUT, UPDATED KITCHEN FLOOR, FORMAL LIVING ROOM/DINING ROOM. CLOSE TO PARK. Blue wooden corner shelf in LL bathroom is not included with the house.

21. 2019-05-31
    status Pending 365-char remark

    Show marketing remark (365 chars)

    ****PLEASE USE SPECIAL SALES CONTRACT. SELLER TO MAKE NO REPAIRS OR INSPECTIONS.**** Seller to provide a recent inspection upon receipt of an accepted offer. L/L COULD BE BEDROOMS,ETC. HARDWOOD FLOORS THRU OUT, UPDATED KITCHEN FLOOR, FORMAL LIVING ROOM/DINING ROOM. CLOSE TO PARK. Blue wooden corner shelf in LL bathroom is not included with the house.

22. 2019-05-29
    listed $99,900 Active 365-char remark

    Show marketing remark (365 chars)

    ****PLEASE USE SPECIAL SALES CONTRACT. SELLER TO MAKE NO REPAIRS OR INSPECTIONS.**** Seller to provide a recent inspection upon receipt of an accepted offer. L/L COULD BE BEDROOMS,ETC. HARDWOOD FLOORS THRU OUT, UPDATED KITCHEN FLOOR, FORMAL LIVING ROOM/DINING ROOM. CLOSE TO PARK. Blue wooden corner shelf in LL bathroom is not included with the house.

23. 2001-12-27
    soldstatus
24. 1996-07-31
    soldstatus
25. 1995-12-01
    soldstatus
26. 1991-01-01
    soldstatus $78,500
27. 1988-11-01
    soldstatus $75,000

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/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: $22,039
• − Mortgage interest: −$11,198
• − Property taxes: −$2,708
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,815
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,654/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: 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

+166.5% since first listed

13 events — show timeline

• 2026-02-18 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $228,000 MARIS as Distributed by MLS Grid
• 2019-08-27 Sold (Public Records) $92,500 Public Records
• 2019-08-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-27 Pending — MARIS as Distributed by MLS Grid
• 2019-06-21 Relisted — MARIS as Distributed by MLS Grid
• 2019-05-31 Pending — MARIS as Distributed by MLS Grid
• 2019-05-29 Listed $99,900 MARIS as Distributed by MLS Grid
• 2001-12-27 Sold (Public Records) — Public Records
• 1996-07-31 Sold (Public Records) — Public Records
• 1995-12-01 Sold (Public Records) — Public Records
• 1991-01-01 Sold (Public Records) $78,500 Public Records
• 1988-11-01 Sold (Public Records) $75,000 Public Records

Property tax history

+1.5%/yr

Latest (2022): $2,708 · +5.6% YoY. Source: county tax records.