3780 Marietta Dr · Florissant, MO 63033

$169,900

3 bd · 2.5 ba · 1,576 sqft · SingleFamily public records · 50 Days on market

Built 1960 0.34 ac lot $108/sqft · 18% above area Est $235k · 28% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This 3-bedroom, 2.5-bath home has over 2,500 square feet of living space including an addition living room and 2-“sleeping rooms” with a bathroom in the finished basement. The main level has a beautiful spacious living room and an eat-in kitchen. Plus there is a room addition on the back of the home offering even more space. The outside a patio overlooks the spacious backyard with mature tree. The backyard also back to open space behind the home offering great privacy. This home has 2-car garage, that you can actually get two cars in. Plus there is additional room for other yard equipment or storage. Schedule your showing TODAY! It won't last long at this price....!

Key facts

• Open space
• Spacious backyard
• Finished basement

Tags

• ROOM ADDITION
• FINISHED BASEMENT
• EAT-IN KITCHEN
• PATIO
• SPACIOUS BACKYARD
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $89k; list at $170k implies a 91% gain — meaningful room to come down on a strong offer.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $234,784
• List price: $169,900
• Delta: -27.64%
• 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
1480 Surrey Dr	0.21mi	3/2.0	1,415 (-10%)	5mo	$139,900	$99	67
1 Club Grounds North Dr	0.26mi	3/2.0	1,426 (-10%)	4mo	$209,900	$147	66
35 Wild Ridge/hazeltine	0.61mi	3/2.0	1,612 (+2%)	1mo	$317,742	$197	65
3940 Parker Rd	0.33mi	3/1.5	1,705 (+8%)	4mo	$182,000	$107	64
3175 Harness Dr	0.57mi	4/2.0 (+1)	1,608 (+2%)	0mo	$240,000	$149	63
660 Brookstone Dr	0.53mi	4/2.0 (+1)	1,647 (+4%)	0mo	$205,500	$125	60
33 Club Grounds South Dr	0.42mi	3/3.0	1,771 (+12%)	1mo	$235,000	$133	57
4 Whitney Cir	0.34mi	4/2.0 (+1)	1,722 (+9%)	5mo	$254,900	$148	57
2010 Cordoba Dr	0.54mi	3/2.0	1,436 (-9%)	2mo	$229,900	$160	56
3255 Classic Dr	0.62mi	3/2.0	1,416 (-10%)	0mo	$250,000	$177	52
1480 Stallion Dr	0.51mi	4/2.0 (+1)	1,737 (+10%)	4mo	$239,900	$138	49
3515 Saint Catherine St	0.66mi	3/2.0	1,389 (-12%)	4mo	$199,900	$144	44

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: 31.5%
• Equity multiple: 3.52×
• Total profit: $119,943
• Equity at exit: $153,059

10-year hold

• IRR: 28.8%
• Equity multiple: 8.57×
• Total profit: $359,951
• Equity at exit: $330,078

Cash invested: $47,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$891
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $292

Break-even live

Break-even rent $1,480

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $388	-5% $340	+0% $292	+5% $244	+10% $196
Rent	-10% $146	-5% $219	+0% $292	+5% $365	+10% $438
Rate	-1.0pp $378	-0.5pp $335	base $292	+0.5pp $248	+1.0pp $203

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	0.63mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	0.66mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.75mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	2d	1	0.85mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	2d	17	0.88mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	0.95mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.96mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	1.15mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.31mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	1.32mi
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	44d	1	1.32mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	1.44mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	18d	1	1.45mi

Listing history 15 events

1. 2026-06-10
   status $169,900 Pending 50 DOM
2. 2026-06-09
   days on market $169,900 Active 50 DOM
3. 2026-06-08
   days on market $169,900 Active 49 DOM
4. 2026-06-07
   days on market $169,900 Active 48 DOM
5. 2026-06-05
   days on market $169,900 Active 45 DOM
6. 2026-06-03
   days on market $169,900 Active 44 DOM
7. 2026-06-02
   status $169,900 Active 43 DOM
8. 2026-05-14
   price $169,900 686-char remark

   Show marketing remark (686 chars)

   This 3-bedroom, 2.5-bath home has over 2,500 square feet of living space including an addition living room and 2-“sleeping rooms” with a bathroom in the finished basement. The main level has a beautiful spacious living room and an eat-in kitchen. Plus there is a room addition on the back of the home offering even more space. The outside a patio overlooks the spacious backyard with mature tree. The backyard also back to open space behind the home offering great privacy. This home has 2-car garage, that you can actually get two cars in. Plus there is additional room for other yard equipment or storage. Schedule your showing TODAY! It won't last long at this price....!

9. 2026-04-09
   listed $175,000 Active 686-char remark

   Show marketing remark (686 chars)

   This 3-bedroom, 2.5-bath home has over 2,500 square feet of living space including an addition living room and 2-“sleeping rooms” with a bathroom in the finished basement. The main level has a beautiful spacious living room and an eat-in kitchen. Plus there is a room addition on the back of the home offering even more space. The outside a patio overlooks the spacious backyard with mature tree. The backyard also back to open space behind the home offering great privacy. This home has 2-car garage, that you can actually get two cars in. Plus there is additional room for other yard equipment or storage. Schedule your showing TODAY! It won't last long at this price....!

10. 2014-04-07
    soldstatus $89,000
11. 2014-03-28
    soldstatus 925-char remark

    Show marketing remark (925 chars)

    Bring your family home! This cute brick ranch has it all! The freshly painted main level has a beautiful spacious Living Room and an eat-in Kitchen, 3 large Bedrooms with big closets, plus Dining and Family Rooms. The lower level has more for your family: Media/Rec Room, a Play Room for the kiddies and two additional rooms for office, play areas, or whatever you like! Add to all this, another full bath with custom vanity! Outside a patio overlooks the spacious, landscaped lot. Oversized 2 car garage with work area. This home offers many unique and desirable features: custom vanities, custom front door, crown molding and other trimwork. You'll be proud to call this one "Home"! Home has more spuare footage than shows on county records. New furnace was installed in November 2013 and a new kitchen range was installed in Aug, 2013, Seller is motivated and ready for an offer. Additional Rooms: Sun Room

12. 2013-04-11
    listed $94,900 925-char remark

    Show marketing remark (925 chars)

    Bring your family home! This cute brick ranch has it all! The freshly painted main level has a beautiful spacious Living Room and an eat-in Kitchen, 3 large Bedrooms with big closets, plus Dining and Family Rooms. The lower level has more for your family: Media/Rec Room, a Play Room for the kiddies and two additional rooms for office, play areas, or whatever you like! Add to all this, another full bath with custom vanity! Outside a patio overlooks the spacious, landscaped lot. Oversized 2 car garage with work area. This home offers many unique and desirable features: custom vanities, custom front door, crown molding and other trimwork. You'll be proud to call this one "Home"! Home has more spuare footage than shows on county records. New furnace was installed in November 2013 and a new kitchen range was installed in Aug, 2013, Seller is motivated and ready for an offer. Additional Rooms: Sun Room

13. 1996-05-10
    soldstatus $77,500
14. 1995-06-21
    soldstatus $80,000
15. 1993-04-13
    soldstatus $80,000

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $2,485 · $207/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,194
• − Mortgage interest: −$9,517
• − Property taxes: −$2,485
• − Insurance: −$850
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,943
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $3,303/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

• 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

+112.4% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $175,000 MARIS as Distributed by MLS Grid
• 2014-04-07 Sold (Public Records) $89,000 Public Records
• 2014-03-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-04-11 Listed $94,900 MARIS as Distributed by MLS Grid
• 1996-05-10 Sold (Public Records) $77,500 Public Records
• 1995-06-21 Sold (Public Records) $80,000 Public Records
• 1993-04-13 Sold (Public Records) $80,000 Public Records

Property tax history

+3.1%/yr

Latest (2022): $2,485 · +5.1% YoY. Source: county tax records.