4340 Tanglebrook Dr · Black Jack, MO 63033

$249,900

3 bd · 3.0 ba · 1,620 sqft · SingleFamily public records · 65 Days on market

Built 1972 0.26 ac lot $154/sqft · at area comps Est $247k · at est. $13/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.0/15.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

SPACE FOR EVERYONE. This home offers a lot of living space for the large and or growing family. The main level has a large eat in kitchen with plenty of cabinets/counter tops and pantry. There is a large separate dining room and separate formal living room. The great room has a nice fire place with 2 large windows that over looks the deck. Down the hall you will find a nice master bedroom, plenty of closet space, with a master bathroom. There are 2 more nice size bedrooms with adequate closet space and a second full bath. If that is not enough room then wait to you see the lower level. You will find a huge family room for all of your entertaining. There is a full wet bar, small refrigerator, sink, fantastic lighting and space for all of your gaming and pool table. There are 2 more bonus rooms that can be used for office, sleeping or what ever you need. Don't forget there is a full 3rd bathroom, a utility room and more storage. Back yard backs to trees so you get plenty of privacy.

Key facts

• Black appliances
• Close to parks
• Classic fireplace

Tags

• CLASSIC FIREPLACE
• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• DEDICATED PRIMARY BATHROOM
• EASY ACCESS TO LOCAL AMENITIES
• CLOSE TO PARKS

Property features AI

Finance

• Other: Living area reported as 1,620 (public records); Directions: From Old Halls Ferry Road, head east onto Vanderwood Drive. Continue straight for approximately 0.3 miles, then turn right onto Tanglebrook Drive. Follow Tanglebrook Drive for a short distance; the property will be located on your left at 4340 Tanglebrook Drive.
• HOA & community: HOA: House and Associates; Annual association fee of $150; No association amenities listed

Exterior

• Parking: Attached 2-car garage (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric service (other); Natural gas available
• Home design: Single family residence; One story; House structure
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built and listed in public records
• Exterior features: Adjoins wooded area; Located on a cul-de-sac; Level lot; Other exterior features; No fencing noted; Asphalt/paved road frontage on a city street

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms on the main level (12x14; 10x10; 10x10)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 3 full bathrooms (2 main level, 1 lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Eat-in kitchen; Pantry; Special millwork; Walk-in closet(s); Basement with partial finish, full bathroom and sleeping area; Fireplace serving great room and recreation room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.7% below list).
• Recommended offer: $191k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#132 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities 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: Jury Elem. (math 5% / reading 19%, grade F, #1,016 of 1,115 statewide, top 92%, 420 students, 99% FRL); Central Middle (math 12% / reading 25%, grade F, #348 of 391 statewide, top 89%, 707 students, 68% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $184k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $190,554 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (median comp): $246,952
• List price: $249,900
• Delta: 1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4359 Blythewood Dr	0.17mi	3/3.0	1,684 (+4%)	5mo	$250,000	$148	81
35 Wild Ridge/hazeltine	0.28mi	3/2.0	1,612 (-0%)	2mo	$317,742	$197	81
Lot 8 Wild Ridge/ Hazeltine	0.28mi	3/2.0	1,612 (-0%)	6mo	$334,967	$208	77
4424 Cloverbrook Dr	0.24mi	3/2.0	1,521 (-6%)	5mo	$249,900	$164	71
33 Club Grounds South Dr	0.31mi	3/3.0	1,771 (+9%)	1mo	$235,000	$133	69
12870 Old Halls Ferry Rd	0.39mi	3/2.0	1,761 (+9%)	6mo	$225,000	$128	58
12922 High Crest St	0.59mi	4/3.5 (+1)	1,566 (-3%)	2mo	$320,000	$204	58
Lot 6 Wildridge Ests	0.26mi	3/2.0	1,826 (+13%)	6mo	$369,900	$203	57
3940 Parker Rd	0.74mi	3/1.5	1,705 (+5%)	4mo	$182,000	$107	47
1 Club Grounds North Dr	0.58mi	3/2.0	1,426 (-12%)	4mo	$209,900	$147	45
2010 Cordoba Dr	0.70mi	3/2.0	1,436 (-11%)	2mo	$229,900	$160	43
1480 Surrey Dr	0.72mi	3/2.0	1,415 (-13%)	5mo	$139,900	$99	37

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: 23.5%
• Equity multiple: 2.91×
• Total profit: $133,781
• Equity at exit: $225,130

10-year hold

• IRR: 22.0%
• Equity multiple: 7.07×
• Total profit: $424,874
• Equity at exit: $485,501

Cash invested: $69,972 (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: 221
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$256 /mo · $3,074/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-178

Break-even live

Break-even rent $2,131

Max offer price $218,382

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-108	+0% $-178	+5% $-249	+10% $-320
Rent	-10% $-329	-5% $-254	+0% $-178	+5% $-103	+10% $-28
Rate	-1.0pp $-53	-0.5pp $-115	base $-178	+0.5pp $-243	+1.0pp $-309

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	3d	1	0.63mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,180	$0.96	0d	18	0.69mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	0.72mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	16d	1	0.78mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	1.01mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	4d	1	1.13mi
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	23d	1	1.19mi
5364 Trailview Dr Black Jack, MO	4.0	3.0	1992	$2,330	$1.17	23d	1	1.26mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	19d	1	1.29mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	45d	1	1.35mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	1.43mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-21
   days on market $249,900 Active 65 DOM
2. 2026-06-18
   days on market $249,900 Active 62 DOM
3. 2026-06-17
   days on market $249,900 Active 61 DOM
4. 2026-06-16
   days on market $249,900 Active 60 DOM
5. 2026-06-15
   days on market $249,900 Active 59 DOM
6. 2026-06-13
   days on market $249,900 Active 57 DOM
7. 2026-06-13
   pricedays on market $249,900 Active 56 DOM
8. 2026-06-09
   days on market $259,900 Active 53 DOM
9. 2026-06-08
   days on market $259,900 Active 52 DOM
10. 2026-06-07
    days on market $259,900 Active 51 DOM
11. 2026-06-05
    days on market $259,900 Active 48 DOM
12. 2026-06-03
    days on market $259,900 Active 47 DOM
13. 2026-06-02
    days on market $259,900 Active 46 DOM
14. 2026-06-01
    days on market $259,900 Active 45 DOM
15. 2026-05-31
    days on market $259,900 Active 44 DOM
16. 2026-05-15
    price $259,900 978-char remark
17. 2026-04-17
    listed $269,900 Active 978-char remark
18. 2024-02-11
    historical $1,885
19. 2024-02-03
    listed $1,885
20. 2022-02-20
    price $1,725
21. 2021-07-23
    soldstatus $184,000
22. 2021-07-20
    soldstatus Closed 996-char remark

    Show marketing remark (996 chars)

    SPACE FOR EVERYONE. This home offers a lot of living space for the large and or growing family. The main level has a large eat in kitchen with plenty of cabinets/counter tops and pantry. There is a large separate dining room and separate formal living room. The great room has a nice fire place with 2 large windows that over looks the deck. Down the hall you will find a nice master bedroom, plenty of closet space, with a master bathroom. There are 2 more nice size bedrooms with adequate closet space and a second full bath. If that is not enough room then wait to you see the lower level. You will find a huge family room for all of your entertaining. There is a full wet bar, small refrigerator, sink, fantastic lighting and space for all of your gaming and pool table. There are 2 more bonus rooms that can be used for office, sleeping or what ever you need. Don't forget there is a full 3rd bathroom, a utility room and more storage. Back yard backs to trees so you get plenty of privacy.

23. 2021-06-28
    status Pending 996-char remark

    Show marketing remark (996 chars)

    SPACE FOR EVERYONE. This home offers a lot of living space for the large and or growing family. The main level has a large eat in kitchen with plenty of cabinets/counter tops and pantry. There is a large separate dining room and separate formal living room. The great room has a nice fire place with 2 large windows that over looks the deck. Down the hall you will find a nice master bedroom, plenty of closet space, with a master bathroom. There are 2 more nice size bedrooms with adequate closet space and a second full bath. If that is not enough room then wait to you see the lower level. You will find a huge family room for all of your entertaining. There is a full wet bar, small refrigerator, sink, fantastic lighting and space for all of your gaming and pool table. There are 2 more bonus rooms that can be used for office, sleeping or what ever you need. Don't forget there is a full 3rd bathroom, a utility room and more storage. Back yard backs to trees so you get plenty of privacy.

24. 2021-06-24
    listed $190,000 Active 996-char remark

    Show marketing remark (996 chars)

    SPACE FOR EVERYONE. This home offers a lot of living space for the large and or growing family. The main level has a large eat in kitchen with plenty of cabinets/counter tops and pantry. There is a large separate dining room and separate formal living room. The great room has a nice fire place with 2 large windows that over looks the deck. Down the hall you will find a nice master bedroom, plenty of closet space, with a master bathroom. There are 2 more nice size bedrooms with adequate closet space and a second full bath. If that is not enough room then wait to you see the lower level. You will find a huge family room for all of your entertaining. There is a full wet bar, small refrigerator, sink, fantastic lighting and space for all of your gaming and pool table. There are 2 more bonus rooms that can be used for office, sleeping or what ever you need. Don't forget there is a full 3rd bathroom, a utility room and more storage. Back yard backs to trees so you get plenty of privacy.

25. 2021-06-24
    soldstatus $122,500

    Show marketing remark (996 chars)

    SPACE FOR EVERYONE. This home offers a lot of living space for the large and or growing family. The main level has a large eat in kitchen with plenty of cabinets/counter tops and pantry. There is a large separate dining room and separate formal living room. The great room has a nice fire place with 2 large windows that over looks the deck. Down the hall you will find a nice master bedroom, plenty of closet space, with a master bathroom. There are 2 more nice size bedrooms with adequate closet space and a second full bath. If that is not enough room then wait to you see the lower level. You will find a huge family room for all of your entertaining. There is a full wet bar, small refrigerator, sink, fantastic lighting and space for all of your gaming and pool table. There are 2 more bonus rooms that can be used for office, sleeping or what ever you need. Don't forget there is a full 3rd bathroom, a utility room and more storage. Back yard backs to trees so you get plenty of privacy.

26. 1995-12-04
    soldstatus $107,500
27. 1993-08-06
    soldstatus $103,000

ⓘ 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: $3,074 · $256/mo
• Projected year-2 tax: $3,074 · $256/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 · 20 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: $22,866
• − Mortgage interest: −$13,998
• − Property taxes: −$3,074
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$156
• − Depreciation: −$7,270
• Taxable loss: −$6,540
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $-571/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 — Black Jack

• Score: 70/100
• State rank: #132
• US rank: #7706

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety C- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Jack, MO
• 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

+142.6% since first listed

13 events — show timeline

• 2026-06-12 Price Changed $249,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $259,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $269,900 MARIS as Distributed by MLS Grid
• 2024-02-11 Rental Removed $1,885 RENTLY
• 2024-02-03 Listed for Rent $1,885 RENTLY
• 2022-02-20 Price Changed $1,725 RENT.
• 2021-07-23 Sold (Public Records) $184,000 Public Records
• 2021-07-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-28 Pending — MARIS as Distributed by MLS Grid
• 2021-06-24 Listed $190,000 MARIS as Distributed by MLS Grid
• 2021-06-24 Sold (Public Records) $122,500 Public Records
• 1995-12-04 Sold (Public Records) $107,500 Public Records
• 1993-08-06 Sold (Public Records) $103,000 Public Records

Property tax history

+2.6%/yr

Latest (2022): $3,074 · +4.6% YoY. Source: county tax records.