1260 Gahan Dr · Florissant, MO 63031

$145,000

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 96 Days on market

Built 1953 8,790 sqft lot $116/sqft · 16% below area Est $172k · 16% under

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +14.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not disturb occupants. Great opportunity to acquire a performing single-family rental with built-in income from day one. This property is currently tenant-occupied with a long-term resident paying $1,034.25/month + utilities, offering immediate and stable cash flow for your portfolio. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

Key facts

• 8,790 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $144k (0.7% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, commute F.
• 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.
• Zoned schools: Duchesne Elementary (248 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $62k; list at $145k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $172,466
• List price: $145,000
• Delta: -15.93%
• 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
1110 Saint Bernadette Ln	0.18mi	2/1.0	1,245 (-0%)	2mo	$169,900	$136	89
4 Duchesne Dr	0.42mi	3/1.0 (+1)	1,232 (-1%)	1mo	$159,900	$130	72
1250 S New Florissant Rd	0.35mi	2/1.0	1,150 (-8%)	3mo	$124,500	$108	68
10 Regina Ct	0.66mi	2/1.0	1,292 (+3%)	1mo	$130,000	$101	63
1680 Clover Ln	0.34mi	3/2.0 (+1)	1,350 (+8%)	3mo	$148,000	$110	60
7305 Berkridge Dr	0.52mi	3/2.0 (+1)	1,189 (-5%)	2mo	$199,000	$167	57
205 Brackleigh Ln	0.42mi	3/1.0 (+1)	1,088 (-13%)	2mo	$149,900	$138	52
310 Saint Nicholas Ln	0.59mi	3/2.0 (+1)	1,364 (+9%)	1mo	$169,900	$125	47
1815 S New Florissant Rd	0.66mi	3/1.0 (+1)	1,123 (-10%)	2mo	$162,500	$145	46
7009 Laupher Ln	0.74mi	3/1.5 (+1)	1,340 (+7%)	3mo	$79,900	$60	44
7210 Berkridge Dr	0.63mi	3/2.0 (+1)	1,134 (-9%)	3mo	$185,000	$163	44
104 Barto Dr	0.62mi	3/1.0 (+1)	1,075 (-14%)	5mo	$104,900	$98	39

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

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-10,864
• Equity at exit: $21,620

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $12,258
• Equity at exit: $12,537

Cash invested: $40,600 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$760
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $169

Break-even live

Break-even rent $1,226

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $251	-5% $210	+0% $169	+5% $128	+10% $87
Rent	-10% $55	-5% $112	+0% $169	+5% $226	+10% $283
Rate	-1.0pp $242	-0.5pp $206	base $169	+0.5pp $131	+1.0pp $93

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	45d	1	0.09mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	0.31mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	18d	1	0.31mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	16d	1	0.35mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	45d	5	0.45mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	22d	1	0.50mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	0.52mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	0.62mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	0.66mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	19d	1	0.71mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.71mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	0.73mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	0.77mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	22d	1	0.79mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	0.80mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	9d	1	0.81mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	0.85mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	0.86mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	0.88mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	0.89mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.90mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	0.93mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	0.93mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.93mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	22d	1	0.94mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	0.98mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	0.99mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	1.00mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	1.01mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	25d	1	1.08mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	1.08mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	1.08mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	45d	1	1.09mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	1.13mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	45d	1	1.16mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	16d	1	1.23mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	23d	1	1.26mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	25d	1	1.30mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	0d	1	1.30mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,250	$0.77	45d	1	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $145,000 Active 96 DOM
2. 2026-06-18
   days on market $145,000 Active 93 DOM
3. 2026-06-17
   days on market $145,000 Active 92 DOM
4. 2026-06-16
   days on market $145,000 Active 91 DOM
5. 2026-06-15
   days on market $145,000 Active 90 DOM
6. 2026-06-13
   days on market $145,000 Active 88 DOM
7. 2026-06-13
   days on market $145,000 Active 87 DOM
8. 2026-06-09
   days on market $145,000 Active 84 DOM
9. 2026-06-08
   days on market $145,000 Active 83 DOM
10. 2026-06-07
    days on market $145,000 Active 82 DOM
11. 2026-06-05
    days on market $145,000 Active 79 DOM
12. 2026-06-03
    days on market $145,000 Active 78 DOM
13. 2026-06-02
    days on market $145,000 Active 77 DOM
14. 2026-06-01
    days on market $145,000 Active 76 DOM
15. 2026-05-31
    days on market $145,000 Active 75 DOM
16. 2026-03-17
    listed $145,000 Active 467-char remark

    Show marketing remark (467 chars)

    Do not disturb occupants. Great opportunity to acquire a performing single-family rental with built-in income from day one. This property is currently tenant-occupied with a long-term resident paying $1,034.25/month + utilities, offering immediate and stable cash flow for your portfolio. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

17. 2026-01-01
    status Active
18. 2025-11-07
    listed $2,000,000 Active
19. 2025-11-04
    historical
20. 2016-03-28
    soldstatus $62,000
21. 2016-03-28
    soldstatus $65,500
22. 2016-03-25
    soldstatus $59,000
23. 2016-03-24
    soldstatus Closed
24. 2016-03-15
    historical
25. 2016-02-17
    listed $69,900 Active

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 ≥105°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: $17,285
• − Mortgage interest: −$8,122
• − Property taxes: −$1,777
• − Insurance: −$725
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,218
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,106/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

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

+107.4% since first listed

10 events — show timeline

• 2026-03-17 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-01-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-07 Listed $2,000,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2016-03-28 Sold (Public Records) $65,500 Public Records
• 2016-03-28 Sold (Public Records) $62,000 Public Records
• 2016-03-25 Sold (Public Records) $59,000 Public Records
• 2016-03-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-03-15 Delisted — MARIS as Distributed by MLS Grid
• 2016-02-17 Listed $69,900 MARIS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2022): $1,777 · +1.7% YoY. Source: county tax records.