11747 Vizcuya Ct · Florissant, MO 63033

$168,000

3 bd · 1.5 ba · 962 sqft · SingleFamily public records · 35 Days on market

Built 1970 8,459 sqft lot $175/sqft · 17% below area Est $203k · 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Ranch home with 3 bedrooms 1 bath on main level. Vinyl sided, updated windows, 2 car garage, and large fenced yard located in nice neighborhood, and close to shopping and major highways.

Key facts

• Hardwood floor
• Walkout basement
• Full bathroom

Tags

• HARDWOOD FLOOR
• UPDATED KITCHEN
• WALKOUT BASEMENT
• FULL BATHROOM
• MOVING IN READY

Property features AI

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public water; Public sewer; 220 volt electric service; Electricity connected and available; Natural gas available; Water connected and available; Sewer connected and available
• Home design: Single-family residence; One level
• Construction: Frame construction with vinyl siding
• Exterior features: Private lot

Interior

• Bedrooms: Five bedrooms total; Three main-level bedrooms; Two lower-level bedrooms
• Bathrooms: Two full bathrooms total; One full bathroom on the main level; One full bathroom in the lower level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access and 8+ ft poured walls; Sleeping area in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $83 ($995/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 $152k (9.5% below list).
• Recommended offer: $152k (9.5% below list) — sets the bar for 1% rule.

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: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $152,004 (9.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $203,250
• List price: $168,000
• Delta: -17.34%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11632 Las Ladera Dr	0.35mi	3/1.5	936 (-3%)	1mo	$115,500	$123	78
6842 Champana Dr	0.03mi	3/1.0	1,044 (+8%)	8mo	$149,900	$144	76
11646 Esperanza Dr	0.22mi	3/1.0	936 (-3%)	8mo	$154,900	$165	76
11798 Vizcuya Ct	0.05mi	3/2.0	914 (-5%)	14mo	$174,900	$191	76
11623 Arroyo Dr	0.21mi	3/1.5	1,042 (+8%)	1mo	$174,900	$168	76
11835 El Camara Dr	0.40mi	3/2.0	936 (-3%)	5mo	$124,900	$133	71
6530 Farm Pond Ct	0.28mi	3/2.0	1,060 (+10%)	2mo	$219,900	$207	66
12111 La Padera Ln	0.54mi	3/1.0	962 (0%)	13mo	$129,400	$135	62
12065 El Camara Dr	0.59mi	3/1.0	960 (-0%)	11mo	$135,000	$141	61
12045 Victorian Village Ct	0.27mi	3/2.0	1,096 (+14%)	3mo	$104,900	$96	60
12136 La Padera Ln	0.60mi	3/2.0	1,060 (+10%)	4mo	$165,000	$156	50
12095 El Camara Dr	0.63mi	3/2.0	1,088 (+13%)	0mo	$154,900	$142	47

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: $103,988
• Equity at exit: $151,348

10-year hold

• IRR: 25.2%
• Equity multiple: 7.79×
• Total profit: $319,592
• Equity at exit: $326,387

Cash invested: $47,040 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$881
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $83

Break-even live

Break-even rent $1,415

Max offer price $168,000

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	1d	3	0.30mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	0.40mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	0.83mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	1.20mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.21mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	1.23mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.24mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	1.35mi
1321 Dominica Dr Saint Louis, MO	3.0	1.0	1012	$1,400	$1.38	43d	1	1.47mi
1376 Cove Ln Saint Louis, MO	3.0	1.0	925	$1,365	$1.48	23d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $168,000 Active 35 DOM
2. 2026-06-17
   days on market $168,000 Active 34 DOM
3. 2026-06-16
   days on market $168,000 Active 33 DOM
4. 2026-06-15
   days on market $168,000 Active 32 DOM
5. 2026-06-13
   days on market $168,000 Active 30 DOM
6. 2026-06-13
   days on market $168,000 Active 29 DOM
7. 2026-06-09
   days on market $168,000 Active 26 DOM
8. 2026-06-08
   days on market $168,000 Active 25 DOM
9. 2026-06-07
   days on market $168,000 Active 24 DOM
10. 2026-06-05
    pricedays on market $168,000 Active 21 DOM
11. 2026-06-03
    days on market $178,000 Active 20 DOM
12. 2026-06-02
    days on market $178,000 Active 19 DOM
13. 2026-06-01
    days on market $178,000 Active 18 DOM
14. 2026-05-31
    days on market $178,000 Active 17 DOM
15. 2026-05-14
    listed $178,000 Active 172-char remark
16. 2025-09-03
    listed $188,000 Active
17. 2013-11-01
    soldstatus

    Show marketing remark (186 chars)

    Ranch home with 3 bedrooms 1 bath on main level. Vinyl sided, updated windows, 2 car garage, and large fenced yard located in nice neighborhood, and close to shopping and major highways.

18. 2013-08-29
    listed $34,000

    Show marketing remark (186 chars)

    Ranch home with 3 bedrooms 1 bath on main level. Vinyl sided, updated windows, 2 car garage, and large fenced yard located in nice neighborhood, and close to shopping and major highways.

19. 1979-08-01
    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: $2,002 · $167/mo
• Projected year-2 tax: $2,002 · $167/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,240
• − Mortgage interest: −$9,411
• − Property taxes: −$2,002
• − Insurance: −$840
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$4,887
• Taxable loss: −$1,818
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,432/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

+394.1% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $168,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $178,000 MARIS as Distributed by MLS Grid
• 2025-09-03 Listed $188,000 MARIS as Distributed by MLS Grid
• 2013-11-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-08-29 Listed $34,000 MARIS as Distributed by MLS Grid
• 1979-08-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2022): $2,002 · +5.7% YoY. Source: county tax records.