7203 Eunice Ave · Flordell Hills, MO 63136

$80,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 11 Days on market

Built 1959 5,662 sqft lot Est $71k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.1/10.0

Listing remarks

NEW & IMPROVED PRICING! This property is a blank slate, ready for your rehab vision or quick rental setup. -Sold AS-IS -Vacant – No delays with tenants -Ideal for BRRRR or flip strategy -Strong rental potential in the area Secure this opportunity and start building equity fast. Reach out today for details and access.

Key facts

• 5,662 sq ft lot
• Built 1959
• Listed 11 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Water connected
• Home design: Single-family residence; Two levels; Vinyl siding exterior
• Construction: Built with vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 72/100 on livability (#86 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B; Watch: health & safety C-, amenities F, employment F.
• Jennings (suburban): math 8% / reading 20% proficiency, ranked #315 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Primary (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 267 students, 100% FRL); Rose Johnson Jennings Jr. High (math 10% / reading 23%, grade F, #357 of 391 statewide, top 91%, 361 students, 100% FRL); Jennings High (math 8% / reading 17%, grade F, #497 of 521 statewide, top 96%, 691 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $70,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5544 Sapphire Ave	0.20mi	3/1.0	888 (+3%)	3mo	$115,000	$130	84
7041 Garesche Ave	0.53mi	2/1.0 (-1)	864 (0%)	3mo	$39,900	$46	68
7471 Sharon Dr	0.41mi	3/1.0	945 (+9%)	0mo	$98,000	$104	65
5811 Helen Ave	0.52mi	3/1.0	806 (-7%)	1mo	$29,900	$37	64
7439 Embury Ct	0.35mi	2/1.0 (-1)	792 (-8%)	2mo	$69,000	$87	63
7431 Esterbrook Dr	0.45mi	3/1.0	792 (-8%)	2mo	$110,000	$139	63
5537 Sunbury Ave	0.50mi	3/1.0	936 (+8%)	0mo	$39,900	$43	62
2554 Main St	0.55mi	3/1.0	920 (+6%)	2mo	$15,000	$16	62
5614 Albia Ter	0.22mi	3/2.0	988 (+14%)	1mo	$125,000	$127	61
2425 Shirley Ave	0.61mi	2/1.0 (-1)	896 (+4%)	2mo	$34,900	$39	59
7117 W Florissant Ave	0.30mi	2/1.0 (-1)	992 (+15%)	1mo	$77,000	$78	55
5218 Fletcher St	0.70mi	2/1.0 (-1)	918 (+6%)	2mo	$75,000	$82	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.83×
• Total profit: $41,064
• Equity at exit: $39,583

10-year hold

• IRR: 31.4%
• Equity multiple: 5.91×
• Total profit: $110,050
• Equity at exit: $63,973

Cash invested: $22,400 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$420
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $402

Break-even live

Break-even rent $680

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $448	-5% $425	+0% $402	+5% $380	+10% $357
Rent	-10% $308	-5% $355	+0% $402	+5% $449	+10% $496
Rate	-1.0pp $443	-0.5pp $423	base $402	+0.5pp $382	+1.0pp $360

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.04mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.13mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.16mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.16mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.17mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	45d	1	0.17mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.19mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.20mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.32mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	0.36mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	6d	1	0.38mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.38mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	0.38mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	0.38mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	6d	1	0.39mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	0.41mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	14d	1	0.42mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	45d	1	0.43mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	24d	1	0.43mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	0.47mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	0.48mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	6d	1	0.49mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.50mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	22d	1	0.52mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	45d	1	0.55mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	19d	1	0.55mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	18d	1	0.57mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	0.57mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	0.62mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	0.63mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	0.63mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	18d	1	0.64mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.65mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	25d	1	0.66mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.67mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	45d	1	0.72mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	0d	1	0.72mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	0.72mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	24d	1	0.74mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.82mi

Listing history 7 events

1. 2026-06-21
   days on market $80,000 Active 11 DOM
2. 2026-06-18
   days on market $80,000 Active 8 DOM
3. 2026-06-17
   days on market $80,000 Active 7 DOM
4. 2026-06-16
   days on market $80,000 Active 6 DOM
5. 2026-06-15
   days on market $80,000 Active 5 DOM
6. 2026-06-13
   remarks 322-char remark
7. 2026-06-13
   listed $80,000 Active 3 DOM

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 ≥107°F today · 20 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: $14,276
• − Mortgage interest: −$4,481
• − Property taxes: −$1,016
• − Insurance: −$400
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,327
• Taxable income: $3,767
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $3,923/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: Jennings
• NCES district ID: 2916290
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $30,595
• Composite: 11.04/100
• National rank: #9739
• State rank: #315 of 324 in MO

Livability — Flordell Hills

• Score: 72/100
• State rank: #86
• US rank: #5723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flordell Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+708.1% since first listed

22 events — show timeline

• 2026-06-11 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-06-10 Listed $82,000 MARIS as Distributed by MLS Grid
• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $82,000 MARIS as Distributed by MLS Grid
• 2026-01-06 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2025-10-24 Listed $92,000 MARIS as Distributed by MLS Grid
• 2025-06-05 Price Changed $82,000 MARIS as Distributed by MLS Grid
• 2025-05-13 Listed $91,000 MARIS as Distributed by MLS Grid
• 2023-08-14 Rental Removed $900 RENTLY
• 2023-08-10 Listed for Rent $900 RENTLY
• 2022-04-05 Sold (Public Records) $432,500 Public Records
• 2022-03-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-11 Pending — MARIS as Distributed by MLS Grid
• 2022-03-08 Listed $65,000 MARIS as Distributed by MLS Grid
• 2020-09-19 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2017-12-08 Pending — MARIS as Distributed by MLS Grid
• 2017-12-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-09-29 Contingent — MARIS as Distributed by MLS Grid
• 2016-12-09 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2016-11-05 Listed $445,000 MARIS as Distributed by MLS Grid
• 2012-01-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-02 Listed $9,900 MARIS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2022): $1,016 · +1.5% YoY. Source: county tax records.