4275 Flucom Rd · De Soto, MO 63020

$114,999

2 bd · 1.0 ba · 936 sqft · Other public records · 28 Days on market

Built 1958 6,534 sqft lot

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Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investment or 1st time home buyer, large rooms, easy access, level lot, out building. Some newer windows and vinyl siding. This home also has a short wall basement which is ideal for storage. Some tlc would make this home shine.

Key facts

• Level yard
• Handy outbuilding
• Short-wall basement

Tags

• FUNCTIONAL LAYOUT
• LEVEL YARD
• HANDY OUTBUILDING
• SHORT-WALL BASEMENT
• EASILY ACCESSIBLE STORAGE

Property features AI

Finance

• Other: Living area reported as 936 (public records)

Exterior

• Parking: Detached or attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electric service available and connected; Cable available; Water and sewer available and connected
• Home design: Single-family residence; One story
• Construction: Adobe and stucco construction; Other construction materials
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Basement with storage space; Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 $105k (8.8% below list).
• Recommended offer: $105k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in De Soto — 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 59/100 on livability (#523 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Desoto 73 (town): math 36% / reading 43% proficiency, ranked #153 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Athena Elem. (math 33% / reading 40%, grade F, #656 of 1,115 statewide, top 59%, 489 students, 45% FRL); Desoto Jr. High (math 33% / reading 41%, grade F, #220 of 391 statewide, top 59%, 381 students, 46% FRL); Desoto Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 848 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 152 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,835 (8.8% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-16,498
• Equity at exit: $17,147

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-11,571
• Equity at exit: $9,943

Cash invested: $32,200 (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 63020

• Home prices YoY: -21.9%
• Active inventory: 152
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $33

Break-even live

Break-even rent $1,006

Max offer price $114,999

Occupancy floor 92%

Sensitivity live

Price	-10% $98	-5% $66	+0% $33	+5% $1	+10% $-32
Rent	-10% $-50	-5% $-8	+0% $33	+5% $75	+10% $116
Rate	-1.0pp $91	-0.5pp $63	base $33	+0.5pp $4	+1.0pp $-27

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   statusdays on market $114,999 Pending 28 DOM
2. 2026-06-18
   days on market $114,999 Active 27 DOM
3. 2026-06-17
   days on market $114,999 Active 26 DOM
4. 2026-06-16
   days on market $114,999 Active 25 DOM
5. 2026-06-15
   days on market $114,999 Active 24 DOM
6. 2026-06-13
   days on market $114,999 Active 22 DOM
7. 2026-06-12
   pricedays on market $114,999 Active 21 DOM
8. 2026-06-09
   days on market $119,999 Active 18 DOM
9. 2026-06-08
   days on market $119,999 Active 17 DOM
10. 2026-06-07
    days on market $119,999 Active 16 DOM
11. 2026-06-07
    days on market $119,999 Active 15 DOM
12. 2026-06-04
    days on market $119,999 Active 12 DOM
13. 2026-06-02
    days on market $119,999 Active 11 DOM
14. 2026-06-01
    days on market $119,999 Active 10 DOM
15. 2026-05-31
    days on market $119,999 Active 9 DOM
16. 2026-05-22
    listed $119,999 Active
17. 2012-07-26
    soldstatus 255-char remark

    Show marketing remark (255 chars)

    Great opportunity for investment or 1st time home buyer, large rooms, easy access, level lot, out building. Some newer windows and vinyl siding. This home also has a short wall basement which is ideal for storage. Some tlc would make this home shine.

18. 2012-05-29
    listed $17,900 255-char remark

    Show marketing remark (255 chars)

    Great opportunity for investment or 1st time home buyer, large rooms, easy access, level lot, out building. Some newer windows and vinyl siding. This home also has a short wall basement which is ideal for storage. Some tlc would make this home shine.

19. 2007-02-28
    soldstatus
20. 2000-05-25
    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: $930 · $77/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$186/yr (+$15/mo · 20.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,580
• − Mortgage interest: −$6,442
• − Property taxes: −$930
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,345
• Taxable loss: −$1,522
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $765/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: Desoto 73
• NCES district ID: 2910500
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $44,354
• Composite: 33.52/100
• National rank: #5434
• State rank: #153 of 324 in MO

Livability — De Soto

• Score: 59/100
• State rank: #523
• US rank: #19709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,357

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.90%
• Current HPI: 217.2807
• Rent YoY: —
• Metro: —
• 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

+570.4% since first listed

5 events — show timeline

• 2026-05-22 Listed $119,999 MARIS as Distributed by MLS Grid
• 2012-07-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-05-29 Listed $17,900 MARIS as Distributed by MLS Grid
• 2007-02-28 Sold (Public Records) — Public Records
• 2000-05-25 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $930 · +7.4% YoY. Source: county tax records.