625 S Saint Jacques St · Florissant, MO 63031

$128,000

3 bd · 1.5 ba · 890 sqft · SingleFamily public records · 24 Days on market

Built 1955 10,497 sqft lot Est $155k · 17% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch style home that you will want to see! Large eat in kitchen that the family chef will love - extra counter and cabinet space is perfect for all the meal prep gadgets. Privacy fenced back yard is ideal for Bar-B-Q's with friends and family. Schedule a showing today!

Key facts

• Ample counter space
• Tenant occupied
• Fenced yard

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• QUIET TREE LINED STREET
• GENEROUS STORAGE
• AMPLE COUNTER SPACE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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.
• Zoned schools: Duchesne Elementary (248 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,080 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.09% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $154,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 S Saint Jacques St	0.06mi	3/1.0	892 (+0%)	3mo	$154,900	$174	92
485 S Saint Jacques St	0.08mi	3/1.0	890 (0%)	4mo	$155,000	$174	91
45 Saint Ronald Ln	0.18mi	3/1.0	882 (-1%)	3mo	$160,000	$181	86
190 Saint Baptista Ln	0.13mi	2/1.0 (-1)	864 (-3%)	4mo	$119,900	$139	79
305 S Lafayette St	0.19mi	3/1.0	864 (-3%)	7mo	$139,950	$162	78
279 Elmdale Ct	0.30mi	3/1.0	864 (-3%)	3mo	$120,000	$139	77
630 Saint Christina Ln	0.17mi	2/2.0 (-1)	864 (-3%)	4mo	$174,900	$202	77
125 Clark St	0.27mi	2/1.0 (-1)	864 (-3%)	5mo	$175,000	$203	72
1 Wescott Dr	0.37mi	2/1.0 (-1)	864 (-3%)	2mo	$120,000	$139	69
216 Graham Rd	0.34mi	2/1.0 (-1)	900 (+1%)	8mo	$136,900	$152	68
629 Aubuchon St	0.73mi	3/1.0	912 (+2%)	7mo	$134,900	$148	54
20 Derhake Rd	0.60mi	2/1.0 (-1)	792 (-11%)	1mo	$139,900	$177	46

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,545
• Equity at exit: $19,085

10-year hold

• IRR: 8.4%
• Equity multiple: 1.68×
• Total profit: $24,336
• Equity at exit: $11,067

Cash invested: $35,840 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$671
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $242

Break-even live

Break-even rent $1,086

Max offer price $128,000

Occupancy floor 78%

Sensitivity live

Price	-10% $314	-5% $278	+0% $242	+5% $205	+10% $169
Rent	-10% $132	-5% $187	+0% $242	+5% $297	+10% $352
Rate	-1.0pp $306	-0.5pp $274	base $242	+0.5pp $208	+1.0pp $175

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	0.21mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.44mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.46mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	0.46mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.48mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	0.51mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	0.53mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	0.61mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.73mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.75mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.79mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.81mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	0.82mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.82mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.85mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.88mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.90mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	18d	1	0.92mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.93mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.95mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.00mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	1.00mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.05mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.09mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	1.09mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.12mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.12mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.13mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.16mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	1.21mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	1.25mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.26mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	1.27mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.28mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.29mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	1.31mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.32mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	44d	1	1.33mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	1.35mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $128,000 Active 24 DOM
2. 2026-06-17
   days on market $128,000 Active 23 DOM
3. 2026-06-16
   days on market $128,000 Active 22 DOM
4. 2026-06-15
   days on market $128,000 Active 21 DOM
5. 2026-06-13
   days on market $128,000 Active 19 DOM
6. 2026-06-13
   days on market $128,000 Active 18 DOM
7. 2026-06-09
   days on market $128,000 Active 15 DOM
8. 2026-06-08
   days on market $128,000 Active 14 DOM
9. 2026-06-07
   days on market $128,000 Active 13 DOM
10. 2026-06-05
    days on market $128,000 Active 10 DOM
11. 2026-06-03
    days on market $128,000 Active 9 DOM
12. 2026-06-02
    days on market $128,000 Active 8 DOM
13. 2026-05-31
    days on market $128,000 Active 7 DOM
14. 2026-03-07
    status Pending
15. 2026-03-04
    listed $128,000 Active
16. 2019-12-23
    soldstatus $590,000
17. 2016-05-31
    soldstatus $45,000
18. 2016-05-27
    soldstatus Closed 282-char remark

    Show marketing remark (282 chars)

    Charming ranch style home that you will want to see! Large eat in kitchen that the family chef will love - extra counter and cabinet space is perfect for all the meal prep gadgets. Privacy fenced back yard is ideal for Bar-B-Q's with friends and family. Schedule a showing today!

19. 2016-04-27
    historical 282-char remark

    Show marketing remark (282 chars)

    Charming ranch style home that you will want to see! Large eat in kitchen that the family chef will love - extra counter and cabinet space is perfect for all the meal prep gadgets. Privacy fenced back yard is ideal for Bar-B-Q's with friends and family. Schedule a showing today!

20. 2016-04-12
    listed $35,400 Active 282-char remark

    Show marketing remark (282 chars)

    Charming ranch style home that you will want to see! Large eat in kitchen that the family chef will love - extra counter and cabinet space is perfect for all the meal prep gadgets. Privacy fenced back yard is ideal for Bar-B-Q's with friends and family. Schedule a showing today!

21. 2007-01-05
    soldstatus $121,900
22. 1991-11-06
    soldstatus $62,500
23. 1981-08-01
    soldstatus $46,000
24. 1981-08-01
    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: $1,602 · $134/mo
• Projected year-2 tax: $1,602 · $134/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $16,705
• − Mortgage interest: −$7,170
• − Property taxes: −$1,602
• − Insurance: −$640
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,724
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,685/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): 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

+178.3% since first listed

11 events — show timeline

• 2026-03-07 Pending — MARIS as Distributed by MLS Grid
• 2026-03-04 Listed $128,000 MARIS as Distributed by MLS Grid
• 2019-12-23 Sold (Public Records) $590,000 Public Records
• 2016-05-31 Sold (Public Records) $45,000 Public Records
• 2016-05-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-04-27 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-12 Listed $35,400 MARIS as Distributed by MLS Grid
• 2007-01-05 Sold (Public Records) $121,900 Public Records
• 1991-11-06 Sold (Public Records) $62,500 Public Records
• 1981-08-01 Sold (Public Records) — Public Records
• 1981-08-01 Sold (Public Records) $46,000 Public Records

Property tax history

+0.7%/yr

Latest (2022): $1,602 · +1.7% YoY. Source: county tax records.