830 Loyola Dr · Florissant, MO 63031

$199,000

4 bd · 2.0 ba · 1,425 sqft · MultiFamily public records · 76 Days on market

Built 1958 8,712 sqft lot Est $215k · 8% 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 +29.3/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great income producing side by side duplex in a prime Florissant location, near shopping, banks, and restaurants. Just a few doors off Lindbergh/Hwy 67, this one is easy to find and rent! Both sides enjoy their own driveway and carports with plenty of storage. Tenants enjoy their private patios off the side kitchen door, and separate fenced in backyards. Each 2 bed unit has it's own private laundry hookups off the kitchen area. Check out the recent work: Roof (2018), Gutters (2021), 830 - HVAC (2019), 830 - Stove (2019). Run your numbers and the send us an offer! Since the property is occupied, we are showing with an accepted offer. The RPV with rents and expenses is in the supplements that your realtor can provide.

Key facts

• 8,712 sq ft lot
• Parking
• Built 1958

Property features AI

Finance

• Other: Above-grade finished area reported as 1,425 (public records)
• Financial info: Property type: Residential income (2–4 units); Two total units — both currently leased

Exterior

• Parking: Attached 1-car carport; Driveway parking (total 1 parking space listed)
• Utilities: Public water
• Home design: Duplex; One level
• Construction: Asbestos exterior material; Slab foundation; Built (year source: public records)
• Exterior features: 0.2-acre lot; Public water

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement: none; Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive. Per door: $349/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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+, commute F.
• 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.
• Zoned schools: Mcnair Elem. (math 8% / reading 27%, grade F, #964 of 1,115 statewide, top 87%, 401 students, 66% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $215,175
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Loyola Dr	0.04mi	4/2.0	1,425 (0%)	23mo	$215,000	$151	79

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $15,513
• Equity at exit: $29,672

10-year hold

• IRR: 17.4%
• Equity multiple: 2.52×
• Total profit: $84,518
• Equity at exit: $17,206

Cash invested: $55,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $699

Break-even live

Break-even rent $1,638

Max offer price $199,000

Occupancy floor 67%

Sensitivity live

Price	-10% $811	-5% $755	+0% $699	+5% $642	+10% $586
Rent	-10% $499	-5% $599	+0% $699	+5% $798	+10% $898
Rate	-1.0pp $799	-0.5pp $749	base $699	+0.5pp $647	+1.0pp $595

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,522
Total (2 units)			$2,523

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	0.31mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	0.37mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	15d	1	0.57mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	2d	1	0.73mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	2d	1	0.73mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	0.77mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	24d	1	0.85mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	44d	1	0.87mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	24d	1	0.98mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	12d	1	1.01mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	13d	1	1.01mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.13mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.18mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.20mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.22mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.29mi
14 Rivermeadows Dr Florissant, MO	3.0	2.0	1587	$2,386	$1.50	15d	1	1.32mi
855 Teson Rd Hazelwood, MO	3.0	2.0	1562	$1,799	$1.15	18d	1	1.37mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.41mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $199,000 Active 76 DOM
2. 2026-06-17
   days on market $199,000 Active 75 DOM
3. 2026-06-16
   days on market $199,000 Active 74 DOM
4. 2026-06-15
   days on market $199,000 Active 73 DOM
5. 2026-06-13
   days on market $199,000 Active 71 DOM
6. 2026-06-13
   days on market $199,000 Active 70 DOM
7. 2026-06-09
   days on market $199,000 Active 67 DOM
8. 2026-06-08
   days on market $199,000 Active 66 DOM
9. 2026-06-07
   days on market $199,000 Active 65 DOM
10. 2026-06-05
    days on market $199,000 Active 62 DOM
11. 2026-06-03
    days on market $199,000 Active 61 DOM
12. 2026-06-02
    days on market $199,000 Active 60 DOM
13. 2026-06-01
    days on market $199,000 Active 59 DOM
14. 2026-05-31
    days on market $199,000 Active 58 DOM
15. 2026-05-19
    status Active
16. 2026-04-18
    historical Active Under Contract
17. 2026-04-03
    listed $199,000 Active
18. 2025-11-03
    historical $995
19. 2025-10-03
    listed $995
20. 2025-06-28
    historical $1,095
21. 2025-05-01
    listed $1,095
22. 2021-08-16
    soldstatus $135,000
23. 2021-08-02
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Great income producing side by side duplex in a prime Florissant location, near shopping, banks, and restaurants. Just a few doors off Lindbergh/Hwy 67, this one is easy to find and rent! Both sides enjoy their own driveway and carports with plenty of storage. Tenants enjoy their private patios off the side kitchen door, and separate fenced in backyards. Each 2 bed unit has it's own private laundry hookups off the kitchen area. Check out the recent work: Roof (2018), Gutters (2021), 830 - HVAC (2019), 830 - Stove (2019). Run your numbers and the send us an offer! Since the property is occupied, we are showing with an accepted offer. The RPV with rents and expenses is in the supplements that your realtor can provide.

24. 2021-08-02
    soldstatus Closed 726-char remark

    Show marketing remark (726 chars)

    Great income producing side by side duplex in a prime Florissant location, near shopping, banks, and restaurants. Just a few doors off Lindbergh/Hwy 67, this one is easy to find and rent! Both sides enjoy their own driveway and carports with plenty of storage. Tenants enjoy their private patios off the side kitchen door, and separate fenced in backyards. Each 2 bed unit has it's own private laundry hookups off the kitchen area. Check out the recent work: Roof (2018), Gutters (2021), 830 - HVAC (2019), 830 - Stove (2019). Run your numbers and the send us an offer! Since the property is occupied, we are showing with an accepted offer. The RPV with rents and expenses is in the supplements that your realtor can provide.

25. 2021-07-03
    historical Active Under Contract 726-char remark

    Show marketing remark (726 chars)

    Great income producing side by side duplex in a prime Florissant location, near shopping, banks, and restaurants. Just a few doors off Lindbergh/Hwy 67, this one is easy to find and rent! Both sides enjoy their own driveway and carports with plenty of storage. Tenants enjoy their private patios off the side kitchen door, and separate fenced in backyards. Each 2 bed unit has it's own private laundry hookups off the kitchen area. Check out the recent work: Roof (2018), Gutters (2021), 830 - HVAC (2019), 830 - Stove (2019). Run your numbers and the send us an offer! Since the property is occupied, we are showing with an accepted offer. The RPV with rents and expenses is in the supplements that your realtor can provide.

26. 2021-06-24
    listed $135,000 Active 726-char remark

    Show marketing remark (726 chars)

    Great income producing side by side duplex in a prime Florissant location, near shopping, banks, and restaurants. Just a few doors off Lindbergh/Hwy 67, this one is easy to find and rent! Both sides enjoy their own driveway and carports with plenty of storage. Tenants enjoy their private patios off the side kitchen door, and separate fenced in backyards. Each 2 bed unit has it's own private laundry hookups off the kitchen area. Check out the recent work: Roof (2018), Gutters (2021), 830 - HVAC (2019), 830 - Stove (2019). Run your numbers and the send us an offer! Since the property is occupied, we are showing with an accepted offer. The RPV with rents and expenses is in the supplements that your realtor can provide.

27. 2018-09-28
    soldstatus $86,000
28. 2018-09-27
    soldstatus Closed 803-char remark

    Show marketing remark (803 chars)

    Great income producing property with this well maintained building in a prime Florissant location. Good, established tenants live on both sides, and both sides enjoy carports with plenty of storage and patios off the side kitchen doors. These units are within walking distance to shopping, banks, and restaurants. Rents are $575 a side, but could be increased if you look at the comparable sales data and rentals. Each side of this duplex has a private laundry facilities off the kitchen area. This duplex is located just a few doors off Lindbergh/Hwy 67 - so it's easy to find and rent! The seller has this duplex and the duplex at 860-864 also for sale and would more inclined to discount the price if both were sold together. Do the math and come take a look at your new investment property!

29. 2018-08-01
    status Pending 803-char remark

    Show marketing remark (803 chars)

    Great income producing property with this well maintained building in a prime Florissant location. Good, established tenants live on both sides, and both sides enjoy carports with plenty of storage and patios off the side kitchen doors. These units are within walking distance to shopping, banks, and restaurants. Rents are $575 a side, but could be increased if you look at the comparable sales data and rentals. Each side of this duplex has a private laundry facilities off the kitchen area. This duplex is located just a few doors off Lindbergh/Hwy 67 - so it's easy to find and rent! The seller has this duplex and the duplex at 860-864 also for sale and would more inclined to discount the price if both were sold together. Do the math and come take a look at your new investment property!

30. 2018-07-26
    listed $89,900 Active 803-char remark

    Show marketing remark (803 chars)

    Great income producing property with this well maintained building in a prime Florissant location. Good, established tenants live on both sides, and both sides enjoy carports with plenty of storage and patios off the side kitchen doors. These units are within walking distance to shopping, banks, and restaurants. Rents are $575 a side, but could be increased if you look at the comparable sales data and rentals. Each side of this duplex has a private laundry facilities off the kitchen area. This duplex is located just a few doors off Lindbergh/Hwy 67 - so it's easy to find and rent! The seller has this duplex and the duplex at 860-864 also for sale and would more inclined to discount the price if both were sold together. Do the math and come take a look at your new investment property!

31. 2004-05-26
    soldstatus $99,900
32. 2001-03-02
    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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $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 1/10 Low FEMA zone X (unshaded) · 0% 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: $30,276
• − Mortgage interest: −$11,147
• − Property taxes: −$2,015
• − Insurance: −$995
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$5,789
• Taxable income: $5,486
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $7,069/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: 19,557
• 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

+99.2% since first listed

18 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $199,000 MARIS as Distributed by MLS Grid
• 2025-11-03 Rental Removed $995 TENANTTURNER2
• 2025-10-03 Listed for Rent $995 TENANTTURNER2
• 2025-06-28 Rental Removed $1,095 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,095 TENANTTURNER2
• 2021-08-16 Sold (Public Records) $135,000 Public Records
• 2021-08-02 Pending — MARIS as Distributed by MLS Grid
• 2021-08-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-07-03 Contingent — MARIS as Distributed by MLS Grid
• 2021-06-24 Listed $135,000 MARIS as Distributed by MLS Grid
• 2018-09-28 Sold (Public Records) $86,000 Public Records
• 2018-09-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-08-01 Pending — MARIS as Distributed by MLS Grid
• 2018-07-26 Listed $89,900 MARIS as Distributed by MLS Grid
• 2004-05-26 Sold (Public Records) $99,900 Public Records
• 2001-03-02 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2022): $2,015 · +2.7% YoY. Source: county tax records.