1495 Yaqui Dr · Florissant, MO 63031

$127,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 602 Days on market

Built 1962 7,405 sqft lot $134/sqft · 34% below area Est $193k · 34% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

Great Opportunity to own this single-family home oozing with potential. This home was built in 1962 and features 3 bedrooms and 1 bathroom, with plenty of living space. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. *** REO Auction property.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+4.3%/yr); 271 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 602 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 602 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 1962 — 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $192,604
• List price: $127,900
• Delta: -33.59%
• 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
1782 Oliveto Ln	0.23mi	3/2.0	950 (-1%)	3mo	$209,000	$220	82
7443 Foxfield Dr	0.33mi	3/1.0	974 (+2%)	2mo	$169,990	$175	80
10 Garnier Ct	0.40mi	3/1.5	960 (+0%)	3mo	$125,000	$130	76
1035 Kostka Ln	0.40mi	3/1.0	912 (-5%)	2mo	$175,000	$192	71
518 Fox Crest Dr	0.51mi	3/2.0	974 (+2%)	5mo	$160,000	$164	65
1890 Caposele Ln	0.43mi	3/1.0	1,025 (+7%)	5mo	$175,000	$171	64
608 Holiday Ave	0.62mi	3/1.0	912 (-5%)	3mo	$165,000	$181	61
506 Impala Ln	0.74mi	3/1.0	988 (+3%)	3mo	$159,000	$161	58
1065 Keeven Ln	0.67mi	3/1.0	888 (-7%)	1mo	$198,575	$224	56
875 Flora Ln	0.70mi	2/1.5 (-1)	960 (+0%)	6mo	$163,000	$170	54
7240 Howdershell	0.54mi	4/2.0 (+1)	1,032 (+8%)	4mo	$130,000	$126	49
715 Gonzaga Ln	0.74mi	3/2.5	1,092 (+14%)	2mo	$200,000	$183	34

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,055
• Equity at exit: $19,070

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $14,369
• Equity at exit: $11,058

Cash invested: $35,812 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$671
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $172

Break-even live

Break-even rent $1,110

Max offer price $127,900

Occupancy floor 82%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	0.39mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	0.58mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	43d	1	0.64mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	43d	1	0.68mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	0.75mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	23d	1	0.76mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	17d	1	0.84mi
1052 Teson Rd Unit 1064D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	43d	1	0.90mi
1052 Teson Rd Unit 1048A Hazelwood, MO	2.0	1.0	800	$995	$1.24	43d	1	0.90mi
1052 Teson Rd Unit 1068D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	16d	1	0.90mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	1d	14	1.00mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.12mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	1.13mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.13mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	1.21mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.37mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.37mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.38mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	1.39mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.41mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	1.41mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $127,900 Active 602 DOM
2. 2026-06-17
   days on market $127,900 Active 601 DOM
3. 2026-06-16
   days on market $127,900 Active 600 DOM
4. 2026-06-15
   days on market $127,900 Active 599 DOM
5. 2026-06-13
   days on market $127,900 Active 597 DOM
6. 2026-06-13
   days on market $127,900 Active 596 DOM
7. 2026-06-09
   days on market $127,900 Active 593 DOM
8. 2026-06-08
   days on market $127,900 Active 592 DOM
9. 2026-06-07
   days on market $127,900 Active 591 DOM
10. 2026-06-05
    days on market $127,900 Active 588 DOM
11. 2026-06-03
    days on market $127,900 Active 587 DOM
12. 2026-06-02
    days on market $127,900 Active 586 DOM
13. 2026-06-01
    days on market $127,900 Active 585 DOM
14. 2026-05-31
    days on market $127,900 Active 584 DOM
15. 2024-10-24
    listed $127,900 Active 403-char remark

    Show marketing remark (403 chars)

    Great Opportunity to own this single-family home oozing with potential. This home was built in 1962 and features 3 bedrooms and 1 bathroom, with plenty of living space. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. *** REO Auction property.

16. 2006-06-30
    soldstatus $126,500
17. 1999-05-10
    soldstatus $69,900
18. 1994-03-17
    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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,934
• − Mortgage interest: −$7,164
• − Property taxes: −$1,839
• − Insurance: −$640
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,721
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,056/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: 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

+83.0% since first listed

4 events — show timeline

• 2024-10-24 Listed $127,900 MARIS as Distributed by MLS Grid
• 2006-06-30 Sold (Public Records) $126,500 Public Records
• 1999-05-10 Sold (Public Records) $69,900 Public Records
• 1994-03-17 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2022): $1,839 · +2.7% YoY. Source: county tax records.