795 Babler Dr · Florissant, MO 63031

$155,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 1 Days on market

Built 1956 7,501 sqft lot Est $158k · at est.

---

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 +20.2/30.0
• ARV discount +8.4/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home in a beautiful, quiet neighborhood in Hazelwood schools! This home features an updated eat-in kitchen with quartz countertops and tile flooring, spacious living room with hardwood flooring. Three bedrooms all have ceiling fans and spacious closets with hardwood flooring. Partially finished basement with a big storage/workshop room. Large, completely fenced, level backyard with large concrete patio and firepit - perfect for relaxing and entertaining!

Key facts

• Quartz countertops
• Updated ranch
• Tile flooring

Tags

• UPDATED RANCH
• SPACIOUS LIVING ROOM
• UPDATED EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• TILE FLOORING
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car); Driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Back yard; Patio; Back yard fencing

Interior

• Kitchen: Gas range; Disposal
• Bedrooms: 3 bedrooms on the main level (three total)
• Flooring: Hardwood; Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Partially finished full basement with storage space; 7 total rooms
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.8% 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.
• 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.
• Zoned schools: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 students, 67% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $155,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $158,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Babler Dr	0.08mi	3/1.0	892 (+0%)	3mo	$145,000	$163	93
695 Mullanphy Rd	0.20mi	3/1.0	927 (+4%)	1mo	$185,000	$200	83
715 Tyson Dr	0.16mi	3/1.5	927 (+4%)	3mo	$179,900	$194	81
1695 Crowder Dr	0.25mi	3/1.0	912 (+3%)	3mo	$120,000	$132	81
1655 Fenmore Dr	0.22mi	3/1.0	925 (+4%)	5mo	$184,900	$200	79
85 Ruth Dr	0.22mi	2/1.0 (-1)	912 (+3%)	2mo	$144,900	$159	79
55 La Venta Dr	0.32mi	3/1.0	864 (-3%)	3mo	$154,999	$179	78
1435 Aspen Dr	0.52mi	3/1.0	912 (+3%)	1mo	$134,000	$147	70
515 Myrtle Dr	0.42mi	3/1.0	962 (+8%)	3mo	$174,900	$182	64
1115 Verlene Dr	0.45mi	3/2.0	980 (+10%)	3mo	$174,900	$178	55
2052 Aristocrat Dr	0.65mi	3/1.5	960 (+8%)	1mo	$89,900	$94	53
1370 Flicker Dr	0.48mi	3/2.0	1,008 (+14%)	3mo	$150,000	$149	48

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-10,697
• Equity at exit: $23,111

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $15,130
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$813
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $195

Break-even live

Break-even rent $1,307

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.03mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	0.10mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.21mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	0.37mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	0.44mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.64mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.65mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.75mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	0.75mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.76mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	0.81mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	0.85mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	0.87mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	0.91mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	0.91mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	0.91mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	1d	4	0.93mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	0.96mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.01mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.01mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	1.03mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.03mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	17d	1	1.04mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.08mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	14d	1	1.22mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	2d	1	1.25mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.25mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	1.25mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	1.26mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	1.29mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	1.32mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	1.32mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.33mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	1.46mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 696-char remark
2. 2026-06-17
   listed $155,000 Coming Soon 1 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: $1,866 · $155/mo
• Projected year-2 tax: $1,866 · $155/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 ≥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: $18,649
• − Mortgage interest: −$8,682
• − Property taxes: −$1,866
• − Insurance: −$775
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,509
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $2,378/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 — 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

+278.0% since first listed

11 events — show timeline

• 2026-06-17 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 2021-04-20 Sold (Public Records) $118,000 Public Records
• 2021-04-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-23 Pending — MARIS as Distributed by MLS Grid
• 2021-03-17 Listed $115,000 MARIS as Distributed by MLS Grid
• 2021-03-03 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2013-06-04 Sold (Public Records) $55,500 Public Records
• 2013-05-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-29 Listed $59,000 MARIS as Distributed by MLS Grid
• 1997-10-03 Sold (Public Records) $59,000 Public Records
• 1980-12-01 Sold (Public Records) $41,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $1,866 · +2.7% YoY. Source: county tax records.