4394 Satiris Dr · Black Jack, MO 63033

$235,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 12 Days on market

Built 1965 0.26 ac lot Est $199k · 18% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 4394 Satiris Drive, a three-bedroom, two-full bath home in unincorporated Missouri offering 1301 square feet of potential. Featuring a full basement-partially finished and ready for your vision-this property provides ample rooms to expand or create additional living space. The home includes a garage for convenience and ceramic tile flooring. With a little TLC, This residence can truly shine. It's a blank canvas, perfect for bringing your own ideas and personal touches to life. Great opportunity for homeowners or investors looking to add value!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Financial info: Seller may consider concessions; Home warranty included; Lease not considered

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas available; sewer and water connected
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding; Finished full basement with 8+ ft pour and storage space
• Exterior features: Storm door(s); Backyard; Front yard

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Free‑standing refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Bar; Breakfast bar; Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (29.7% below list).
• Recommended offer: $165k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#132 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities 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: Jury Elem. (math 5% / reading 19%, grade F, #1,016 of 1,115 statewide, top 92%, 420 students, 99% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $129k; list at $235k implies a 82% 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 $165,191 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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 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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $199,053
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4394 Satiris Dr	0.00mi	3/2.0	1,301 (0%)	0mo	$235,000	$181	100
4428 Papal Dr	0.18mi	3/2.0	1,318 (+1%)	6mo	$129,900	$99	85
4333 Caracalla Dr	0.21mi	3/2.5	1,271 (-2%)	3mo	$225,000	$177	82
11565 Mehl Ave	0.15mi	2/1.5 (-1)	1,270 (-2%)	4mo	$81,000	$64	79
11678 Galba Dr	0.43mi	3/2.0	1,292 (-1%)	2mo	$129,900	$101	77
4451 Rhine Dr	0.15mi	3/2.0	1,421 (+9%)	0mo	$165,000	$116	77
4443 Remus Dr	0.19mi	4/2.5 (+1)	1,354 (+4%)	3mo	$224,900	$166	75
4384 Remus Dr	0.11mi	3/2.0	1,128 (-13%)	2mo	$209,900	$186	71
11962 Nero Dr	0.33mi	3/2.0	1,440 (+11%)	1mo	$220,000	$153	66
4377 Varano Dr	0.39mi	3/2.0	1,155 (-11%)	2mo	$150,000	$130	62
4950 Patricia Ridge Dr	0.46mi	3/1.5	1,124 (-14%)	4mo	$177,500	$158	51
12415 Danube Dr	0.75mi	3/2.0	1,124 (-14%)	6mo	$150,000	$133	38

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

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.83×
• Total profit: $120,664
• Equity at exit: $211,707

10-year hold

• IRR: 21.2%
• Equity multiple: 6.87×
• Total profit: $386,234
• Equity at exit: $456,553

Cash invested: $65,800 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-238

Break-even live

Break-even rent $1,953

Max offer price $193,022

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	0.49mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.50mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	1d	1	0.59mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	0.89mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	1d	17	0.91mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	1.09mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	1.21mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	1.23mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	1d	1	1.24mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	1.24mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	1.28mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.36mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.38mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	1.39mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	3d	1	1.40mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.41mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.42mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	1.44mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	43d	1	1.44mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	43d	1	1.44mi

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   listed $235,000 Active
3. 2026-04-16
   historical $235,000
4. 2025-12-18
   soldstatus Closed 564-char remark

   Show marketing remark (564 chars)

   Welcome to 4394 Satiris Drive, a three-bedroom, two-full bath home in unincorporated Missouri offering 1301 square feet of potential. Featuring a full basement-partially finished and ready for your vision-this property provides ample rooms to expand or create additional living space. The home includes a garage for convenience and ceramic tile flooring. With a little TLC, This residence can truly shine. It's a blank canvas, perfect for bringing your own ideas and personal touches to life. Great opportunity for homeowners or investors looking to add value!

5. 2025-11-29
   status Pending 564-char remark

   Show marketing remark (564 chars)

   Welcome to 4394 Satiris Drive, a three-bedroom, two-full bath home in unincorporated Missouri offering 1301 square feet of potential. Featuring a full basement-partially finished and ready for your vision-this property provides ample rooms to expand or create additional living space. The home includes a garage for convenience and ceramic tile flooring. With a little TLC, This residence can truly shine. It's a blank canvas, perfect for bringing your own ideas and personal touches to life. Great opportunity for homeowners or investors looking to add value!

6. 2025-11-28
   listed $169,900 Active 564-char remark

   Show marketing remark (564 chars)

   Welcome to 4394 Satiris Drive, a three-bedroom, two-full bath home in unincorporated Missouri offering 1301 square feet of potential. Featuring a full basement-partially finished and ready for your vision-this property provides ample rooms to expand or create additional living space. The home includes a garage for convenience and ceramic tile flooring. With a little TLC, This residence can truly shine. It's a blank canvas, perfect for bringing your own ideas and personal touches to life. Great opportunity for homeowners or investors looking to add value!

7. 2025-11-26
   historical $169,900 564-char remark

   Show marketing remark (564 chars)

   Welcome to 4394 Satiris Drive, a three-bedroom, two-full bath home in unincorporated Missouri offering 1301 square feet of potential. Featuring a full basement-partially finished and ready for your vision-this property provides ample rooms to expand or create additional living space. The home includes a garage for convenience and ceramic tile flooring. With a little TLC, This residence can truly shine. It's a blank canvas, perfect for bringing your own ideas and personal touches to life. Great opportunity for homeowners or investors looking to add value!

8. 2004-08-05
   soldstatus
9. 2004-08-05
   soldstatus $129,300
10. 1979-09-01
    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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 ≥106°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: $19,823
• − Mortgage interest: −$13,164
• − Property taxes: −$2,548
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$6,836
• Taxable loss: −$7,072
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $-1,154/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 — Black Jack

• Score: 70/100
• State rank: #132
• US rank: #7706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 42,258
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+81.7% since first listed

10 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $235,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $235,000 MARIS as Distributed by MLS Grid
• 2025-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-29 Pending — MARIS as Distributed by MLS Grid
• 2025-11-28 Listed $169,900 MARIS as Distributed by MLS Grid
• 2025-11-26 Coming Soon $169,900 MARIS as Distributed by MLS Grid
• 2004-08-05 Sold (Public Records) $129,300 Public Records
• 2004-08-05 Sold (Public Records) — Public Records
• 1979-09-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2022): $2,548 · +5.6% YoY. Source: county tax records.