6349 Honey Bee Ct · Black Jack, MO 63033

$149,900

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 53 Days on market

Built 1972 7,623 sqft lot $134/sqft · 13% below area Est $173k · 13% under $125/mo HOA · 7% of rent

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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 +23.7/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +7.1/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this charming home 3 bedroom, 2 full bath located on a quiet cul-de-sac in Florissant! This property offers a functional layout with comfortable living space and a spacious yard, perfect for everyday living or entertaining. Conveniently situated near shopping, dining, schools, and major highways, providing easy access throughout St. Louis County. Ideal for first-time buyers or investors looking for a great opportunity. Don’t miss this one!

Key facts

• 7,623 sq ft lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.2% in Black Jack — 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 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (median comp): $172,564
• List price: $149,900
• Delta: -13.13%
• 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
12166 La Padera Ln	0.08mi	3/2.0	1,136 (+2%)	2mo	$200,000	$176	92
12113 La Padera Ln	0.07mi	3/2.0	1,144 (+2%)	4mo	$149,000	$130	90
12095 El Camara Dr	0.17mi	3/2.0	1,088 (-3%)	0mo	$154,900	$142	88
6250 Pennyrich Ct	0.03mi	3/2.0	1,186 (+6%)	2mo	$149,000	$126	87
12178 El Camara Dr	0.16mi	3/2.0	1,144 (+2%)	4mo	$204,900	$179	85
12136 La Padera Ln	0.05mi	3/2.0	1,060 (-5%)	4mo	$165,000	$156	85
11955 Red Barn Ct	0.32mi	3/2.0	1,120 (+0%)	5mo	$169,900	$152	81
6530 Farm Pond Ct	0.37mi	3/2.0	1,060 (-5%)	2mo	$219,900	$207	72
30 Tarpon Ct	0.58mi	2/2.0 (-1)	1,096 (-2%)	2mo	$124,900	$114	63
12045 Victorian Village Ct	0.74mi	3/2.0	1,096 (-2%)	3mo	$104,900	$96	60
11623 Arroyo Dr	0.58mi	3/1.5	1,042 (-7%)	1mo	$174,900	$168	59
6842 Champana Dr	0.52mi	3/1.0	1,044 (-7%)	8mo	$149,900	$144	54

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: 32.4%
• Equity multiple: 3.59×
• Total profit: $108,533
• Equity at exit: $135,042

10-year hold

• IRR: 29.6%
• Equity multiple: 8.78×
• Total profit: $326,348
• Equity at exit: $291,223

Cash invested: $41,972 (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: 218
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$786
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$62
• HOA: −$125
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $286

Break-even live

Break-even rent $1,448

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	0.67mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	1d	3	0.87mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	1.00mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	43d	1	1.03mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	1.16mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	43d	1	1.26mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	1.39mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	1.45mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.50mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 18 events

1. 2026-06-10
   status $149,900 Pending 53 DOM
2. 2026-06-09
   days on market $149,900 Active 53 DOM
3. 2026-06-08
   days on market $149,900 Active 52 DOM
4. 2026-06-07
   days on market $149,900 Active 51 DOM
5. 2026-06-05
   days on market $149,900 Active 48 DOM
6. 2026-06-03
   days on market $149,900 Active 47 DOM
7. 2026-06-02
   days on market $149,900 Active 46 DOM
8. 2026-06-01
   days on market $149,900 Active 45 DOM
9. 2026-05-31
   days on market $149,900 Active 44 DOM
10. 2026-05-15
    price $149,900 460-char remark

    Show marketing remark (460 chars)

    Welcome to this charming home 3 bedroom, 2 full bath located on a quiet cul-de-sac in Florissant! This property offers a functional layout with comfortable living space and a spacious yard, perfect for everyday living or entertaining. Conveniently situated near shopping, dining, schools, and major highways, providing easy access throughout St. Louis County. Ideal for first-time buyers or investors looking for a great opportunity. Don’t miss this one!

11. 2026-04-17
    listed $154,900 Active 460-char remark

    Show marketing remark (460 chars)

    Welcome to this charming home 3 bedroom, 2 full bath located on a quiet cul-de-sac in Florissant! This property offers a functional layout with comfortable living space and a spacious yard, perfect for everyday living or entertaining. Conveniently situated near shopping, dining, schools, and major highways, providing easy access throughout St. Louis County. Ideal for first-time buyers or investors looking for a great opportunity. Don’t miss this one!

12. 2021-05-21
    soldstatus $6,455,503
13. 2015-06-26
    soldstatus $350,000
14. 2008-01-29
    soldstatus
15. 1995-10-24
    soldstatus $68,000
16. 1990-10-01
    soldstatus $77,400
17. 1990-10-01
    soldstatus
18. 1989-09-01
    soldstatus $76,500

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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: $21,721
• − Mortgage interest: −$8,397
• − Property taxes: −$2,045
• − Insurance: −$750
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$1,500
• − Depreciation: −$4,361
• Taxable income: $1,193
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $3,145/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

• 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

+95.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $154,900 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $6,455,503 Public Records
• 2015-06-26 Sold (Public Records) $350,000 Public Records
• 2008-01-29 Sold (Public Records) — Public Records
• 1995-10-24 Sold (Public Records) $68,000 Public Records
• 1990-10-01 Sold (Public Records) — Public Records
• 1990-10-01 Sold (Public Records) $77,400 Public Records
• 1989-09-01 Sold (Public Records) $76,500 Public Records

Property tax history

+0.7%/yr

Latest (2022): $2,045 · +5.7% YoY. Source: county tax records.