3342 Boca Raton Dr · Arnold, MO 63010

$229,900

3 bd · 1.0 ba · 1,296 sqft · Other public records · 7 Days on market

Built 1967 5,902 sqft lot $4/mo HOA

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculately detailed and completely remodeled brick ranch features 3+ (extra sleeping room in basement), 2 full baths and 2 levels of completed living space. Special amenities include covered porch and leaded glass entry into an open floor plan, new kitchen and baths with granite, new hardwood and carpet flooring, fresh paint, 5 1/2" baseboard molding, all walls have rounded dry wall corners, and new fixtures. An open wall to the kitchen from the living room offers front t back views through the home to the generously sized fenced in back yard with inviting patio. The lower Level adds lots of additional living space to the home, and features a large recreation room, a bonus room with a closet, full titled bath, and laundry/utility/storage area. Additional amenities include a 1 car garage with a service door, new roof, siding, windows, heating and wiring throughout.

Key facts

• Glass backsplash
• Ceramic tile floors
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• FULLY FINISHED BASEMENT
• GRANITE COUNTERTOPS
• GLASS BACKSPLASH
• STAINLESS STEEL APPLIANCES
• CERAMIC TILE FLOORS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $50 (association management provided)

Exterior

• Parking: Attached garage (1 car)
• Security: Security system (owned); Smoke detectors
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; One level
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Front porch; Patio; Back yard; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms (one on main level, one in basement)
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Granite counters; Pantry; Partially finished basement with storage and sleeping area; Security system (owned); Smoke detectors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $46 ($557/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 $183k (20.6% below list).
• Recommended offer: $183k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.1% in Arnold — 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 62/100 on livability (#396 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fox Elem. (math 33% / reading 39%, grade F, #662 of 1,115 statewide, top 60%, 380 students, 40% FRL); Fox Sr. High (math 12% / reading 57%, grade F, #321 of 521 statewide, top 67%, 1,742 students, 28% FRL).
• Market conditions: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $73k; list at $230k implies a 215% 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 $182,556 (20.6% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.5

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-34,387
• Equity at exit: $34,279

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-26,505
• Equity at exit: $19,878

Cash invested: $64,372 (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 63010

• Active inventory: 151
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$96
• HOA: −$4
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $46

Break-even live

Break-even rent $1,767

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $112	+0% $46	+5% $-19	+10% $-84
Rent	-10% $-98	-5% $-26	+0% $46	+5% $119	+10% $191
Rate	-1.0pp $162	-0.5pp $105	base $46	+0.5pp $-13	+1.0pp $-74

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1778 Richardson Rd Arnold, MO	2.0	2.0	996	$1,250	$1.26	2d	1	1.26mi
911 Boulder Creek Est Arnold, MO	3.0	2.0	1200	$1,795	$1.50	15d	1	1.36mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 9 events

1. 2026-06-18
   status $229,900 Pending 7 DOM
2. 2026-06-18
   days on market $229,900 Active 7 DOM
3. 2026-06-17
   days on market $229,900 Active 6 DOM
4. 2026-06-16
   days on market $229,900 Active 5 DOM
5. 2026-06-15
   price $229,900 Active 4 DOM
6. 2026-06-15
   statusdays on market $239,900 Active 4 DOM
7. 2026-06-08
   status $239,900 Pending 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $239,900 Active 2 DOM

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$1,146/yr (+$95/mo · 105.7%)

ⓘ 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 2/10 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,907
• − Mortgage interest: −$12,878
• − Property taxes: −$1,084
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$48
• − Depreciation: −$6,688
• Taxable loss: −$3,446
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,384/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Arnold

• Score: 62/100
• State rank: #396
• US rank: #17082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold, MO
• County: Jefferson County · 108,544 people
• City population: 34,478
• Metro: St. Louis, MO-IL
• Population (ZIP): 34,478
• Household income: $79,784
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 422.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% American 3% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 1% Chinese 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: ▼ -258.53%
• Current HPI: 190.586
• Rent YoY: —
• 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

+228.6% since first listed

7 events — show timeline

• 2026-06-05 Listed $239,900 MARIS as Distributed by MLS Grid
• 2015-04-01 Sold (Public Records) — Public Records
• 2015-03-16 Listed $145,000 MARIS as Distributed by MLS Grid
• 2015-03-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $145,000 MARIS as Distributed by MLS Grid
• 1996-10-25 Sold (Public Records) $73,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,084 · +2.6% YoY. Source: county tax records.