7506 W Florissant Ave · Country Club Hills, MO 63136

$59,000

2 bd · 1.0 ba · 695 sqft · SingleFamily public records · 35 Days on market

Built 1941 4,726 sqft lot $85/sqft · 11% below area Est $66k · 11% 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 +30.0/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

2 bed 1 bath property. Part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086197, and 19086396 GREAT START FOR A PORTFOLIO.

Key facts

• Pantry
• Future expansion
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PANTRY
• BONUS AREA
• UNFINISHED WALK-OUT BASEMENT
• ADDITIONAL STORAGE
• FUTURE EXPANSION

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single-family house; One level
• Construction: Block construction; Shingle roof; Block foundation; Has basement with interior entry, unfinished space and walk-out access
• Exterior features: Covered front porch; Chain link fence; Panel doors; Front yard; Back yard

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Window unit(s)
• Interior features: Eat-in kitchen; Laminate countertops; Pantry; Bonus room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#491 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities 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); 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); 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 $3k of equity ($408 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $57,230 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. Crime grade is F 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?
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: 1.81% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.76%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $66,215
• List price: $59,000
• Delta: -10.90%
• 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
8320 Lucas And Hunt Rd	0.11mi	2/2.0	720 (+4%)	5mo	$60,000	$83	81
7521 Chandler Ave	0.03mi	2/1.0	772 (+11%)	6mo	$76,400	$99	75
7446 Calvin Ave	0.14mi	2/1.5	650 (-6%)	11mo	$45,000	$69	72
8339 Eton Pl	0.51mi	2/1.0	750 (+8%)	3mo	$22,500	$30	60
7121 Lamont Dr	0.65mi	2/1.0	716 (+3%)	9mo	$50,000	$70	57
5613 Statler Ave	0.26mi	2/1.0	792 (+14%)	11mo	$62,400	$79	56
8340 Eton Pl	0.53mi	2/1.0	750 (+8%)	8mo	$50,000	$67	56
8380 College Ave	0.50mi	2/1.0	750 (+8%)	12mo	$47,900	$64	54
7439 Embury Ct	0.48mi	2/1.0	792 (+14%)	2mo	$69,000	$87	53
8324 Strathmore Pl	0.62mi	2/1.0	750 (+8%)	10mo	$80,000	$107	50
8352 Strathmore Pl	0.63mi	2/1.0	750 (+8%)	12mo	$70,000	$93	48
7431 Esterbrook Dr	0.53mi	3/1.0 (+1)	792 (+14%)	2mo	$110,000	$139	45

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: 41.3%
• Equity multiple: 3.45×
• Total profit: $40,496
• Equity at exit: $29,192

10-year hold

• IRR: 41.4%
• Equity multiple: 7.32×
• Total profit: $104,348
• Equity at exit: $47,180

Cash invested: $16,520 (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: 372
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$309
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $451

Break-even live

Break-even rent $496

Max offer price $59,000

Occupancy floor 53%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.04mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.28mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.54mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.56mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.61mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.75mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	1.02mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.04mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	24d	6	1.05mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.12mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	1.23mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	1.26mi

Listing history 23 events

1. 2026-06-18
   days on market $59,000 Active 35 DOM
2. 2026-06-17
   days on market $59,000 Active 34 DOM
3. 2026-06-16
   days on market $59,000 Active 33 DOM
4. 2026-06-15
   days on market $59,000 Active 32 DOM
5. 2026-06-13
   days on market $59,000 Active 30 DOM
6. 2026-06-09
   days on market $59,000 Active 26 DOM
7. 2026-06-08
   days on market $59,000 Active 25 DOM
8. 2026-06-07
   pricedays on market $59,000 Active 24 DOM
9. 2026-06-03
   days on market $69,000 Active 20 DOM
10. 2026-06-02
    days on market $69,000 Active 19 DOM
11. 2026-06-01
    days on market $69,000 Active 18 DOM
12. 2026-05-31
    days on market $69,000 Active 17 DOM
13. 2026-05-14
    listed $69,000 Active 435-char remark
14. 2022-10-25
    soldstatus $83,000
15. 2020-02-24
    soldstatus $86,000
16. 2020-02-12
    soldstatus Closed 155-char remark

    Show marketing remark (155 chars)

    2 bed 1 bath property. Part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086197, and 19086396 GREAT START FOR A PORTFOLIO.

17. 2020-01-24
    status Pending 155-char remark

    Show marketing remark (155 chars)

    2 bed 1 bath property. Part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086197, and 19086396 GREAT START FOR A PORTFOLIO.

18. 2019-12-31
    price $34,000 155-char remark

    Show marketing remark (155 chars)

    2 bed 1 bath property. Part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086197, and 19086396 GREAT START FOR A PORTFOLIO.

19. 2019-11-26
    listed $36,000 Active 155-char remark

    Show marketing remark (155 chars)

    2 bed 1 bath property. Part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086197, and 19086396 GREAT START FOR A PORTFOLIO.

20. 2004-06-10
    soldstatus $41,000
21. 2004-06-02
    soldstatus $35,000
22. 1995-09-11
    soldstatus $19,000
23. 1992-09-03
    soldstatus $19,500

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $698 · $58/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 ≥107°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: $12,807
• − Mortgage interest: −$3,305
• − Property taxes: −$698
• − Insurance: −$295
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,716
• Taxable income: $4,743
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,273/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 — Country Club Hills

• Score: 60/100
• State rank: #491
• US rank: #19080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club 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

+202.6% since first listed

12 events — show timeline

• 2026-06-04 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $69,000 MARIS as Distributed by MLS Grid
• 2022-10-25 Sold (Public Records) $83,000 Public Records
• 2020-02-24 Sold (Public Records) $86,000 Public Records
• 2020-02-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-24 Pending — MARIS as Distributed by MLS Grid
• 2019-12-31 Price Changed $34,000 MARIS as Distributed by MLS Grid
• 2019-11-26 Listed $36,000 MARIS as Distributed by MLS Grid
• 2004-06-10 Sold (Public Records) $41,000 Public Records
• 2004-06-02 Sold (Public Records) $35,000 Public Records
• 1995-09-11 Sold (Public Records) $19,000 Public Records
• 1992-09-03 Sold (Public Records) $19,500 Public Records

Property tax history

-7.5%/yr

Latest (2022): $698 · +1.3% YoY. Source: county tax records.