843 Loekes Dr · Florissant, MO 63031

$110,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 39 Days on market

Built 1954 7,701 sqft lot $138/sqft · 23% below area Est $143k · 23% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• 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

Charming ranch-style home featuring 2 bedrooms and a partially finished full basement, offering additional living or storage space. This property also includes an attached garage and is conveniently located near shopping, dining, and everyday amenities. With solid potential and plenty of opportunity to add your personal finishing touches, this home is a great value for homeowners or investors alike.

Key facts

• 7,701 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Living area reported as 800 (assessor)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas available; Electricity available
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Lot roughly 50 x 140 (0.1768 acres); Lot described as Other

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.3% in Florissant — 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 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; 38 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $110k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $142,825
• List price: $110,000
• Delta: -22.98%
• 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
22 Mcnulty Dr	0.12mi	2/1.0	768 (-4%)	6mo	$140,000	$182	83
730 Loekes Dr	0.19mi	2/1.0	780 (-2%)	9mo	$120,000	$154	80
55 La Venta Dr	0.16mi	3/1.0 (+1)	864 (+8%)	3mo	$154,999	$179	72
16 Charlotte Dr	0.38mi	2/1.0	850 (+6%)	13mo	$102,000	$120	61
1065 Keeven Ln	0.38mi	3/1.0 (+1)	888 (+11%)	1mo	$198,575	$224	58
85 Ruth Dr	0.44mi	2/1.0	912 (+14%)	2mo	$144,900	$159	55
720 Babler Dr	0.46mi	3/1.0 (+1)	892 (+12%)	3mo	$145,000	$163	52
1435 Aspen Dr	0.71mi	3/1.0 (+1)	912 (+14%)	1mo	$134,000	$147	38
1695 Crowder Dr	0.71mi	3/1.0 (+1)	912 (+14%)	3mo	$120,000	$132	36
36 Loveland Dr	0.59mi	3/1.0 (+1)	912 (+14%)	12mo	$174,900	$192	34
1415 Boulder Dr	0.66mi	3/1.5 (+1)	912 (+14%)	8mo	$159,900	$175	33
1315 Mullanphy Rd	0.70mi	3/1.0 (+1)	912 (+14%)	9mo	$105,000	$115	32

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,947
• Equity at exit: $16,401

10-year hold

• IRR: 13.2%
• Equity multiple: 2.12×
• Total profit: $34,459
• Equity at exit: $9,511

Cash invested: $30,800 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$577
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $298

Break-even live

Break-even rent $966

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.37mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	0.48mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.49mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	0.50mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.50mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.51mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.54mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.56mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	18d	1	0.65mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.75mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	0.78mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.79mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	0.81mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	0.83mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	0.85mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.85mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.87mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.03mi
240 Chez Vant Ct Hazelwood, MO	1.0	1.0	770	$825	$1.07	20d	1	1.09mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.12mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	1.14mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.15mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.16mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.17mi
7410 Olian Dr Hazelwood, MO	1.0	1.0	540	$800	$1.48	22d	1	1.18mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.20mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	44d	1	1.22mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	1.26mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,065	$1.32	2d	14	1.26mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	1.29mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	1.31mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.31mi
1902 High Sun Dr Unit 1 Florissant, MO	1.0	1.0	795	$1,035	$1.30	18d	1	1.37mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	1.43mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.44mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	1.44mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.46mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 39 DOM
2. 2026-06-17
   days on market $110,000 Active 38 DOM
3. 2026-06-16
   days on market $110,000 Active 37 DOM
4. 2026-06-15
   days on market $110,000 Active 36 DOM
5. 2026-06-13
   days on market $110,000 Active 34 DOM
6. 2026-06-13
   days on market $110,000 Active 33 DOM
7. 2026-06-09
   pricedays on market $110,000 Active 30 DOM
8. 2026-06-08
   days on market $115,000 Active 29 DOM
9. 2026-06-07
   days on market $115,000 Active 28 DOM
10. 2026-06-05
    days on market $115,000 Active 25 DOM
11. 2026-06-03
    days on market $115,000 Active 24 DOM
12. 2026-06-02
    days on market $115,000 Active 23 DOM
13. 2026-06-01
    days on market $115,000 Active 22 DOM
14. 2026-05-31
    days on market $115,000 Active 21 DOM
15. 2026-05-10
    listed $115,000 Active 402-char remark
16. 2026-05-10
    historical $115,000 402-char remark
17. 1998-09-28
    soldstatus $62,500
18. 1992-04-02
    soldstatus
19. 1992-04-02
    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: $1,687 · $141/mo
• Projected year-2 tax: $1,687 · $141/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: $16,128
• − Mortgage interest: −$6,162
• − Property taxes: −$1,687
• − Insurance: −$550
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,200
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,114/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

+76.0% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-05-10 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-05-10 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 1998-09-28 Sold (Public Records) $62,500 Public Records
• 1992-04-02 Sold (Public Records) — Public Records
• 1992-04-02 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2022): $1,687 · +2.6% YoY. Source: county tax records.