7050 W Florissant Ave · Flordell Hills, MO 63136

$58,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 28 Days on market

Built 1940 5,749 sqft lot $68/sqft · 19% below area Est $71k · 19% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome to 7050 W Florissant Ave! This well maintained 2-bedroom 1-bath home is a great opportunity for a first-time home buyer or savvy investor ready to expand their portfolio. Conveniently located near major highways and a shopping plaza, this property offers easy access to everyday amenities and commuting routes. The basement features three additional rooms that are perfect for storage, a home office, additional living space, family room. With a functional layout and plenty of potential, this home offers a great opportunity to make it your own

Key facts

• 5,749 sq ft lot
• Parking
• Built 1940

Property features AI

Finance

• Other: Private ownership; Home warranty included

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Stone veneer exterior
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Stainless steel appliances; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning with ceiling fan(s) (electric)
• Interior features: Storage; Basement with sleeping area, storage space and walk-out access
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#86 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B; Watch: schools C-, health & safety C-, amenities F.
• Jennings (suburban): math 8% / reading 20% proficiency, ranked #315 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $58k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.91% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.60%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $71,407
• List price: $58,000
• Delta: -18.78%
• 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
5811 Helen Ave	0.27mi	3/1.0 (+1)	806 (-5%)	0mo	$29,900	$37	73
2425 Shirley Ave	0.41mi	2/1.0	896 (+5%)	2mo	$34,900	$39	70
8816 Cozens Ave	0.61mi	2/1.0	832 (-2%)	0mo	$55,000	$66	68
5544 Sapphire Ave	0.49mi	3/1.0 (+1)	888 (+4%)	3mo	$115,000	$130	62
7041 Garesche Ave	0.73mi	2/1.0	864 (+2%)	3mo	$39,900	$46	61
8808 Clifton Ave	0.58mi	2/1.0	912 (+7%)	2mo	$29,900	$33	59
2554 Main St	0.46mi	3/1.0 (+1)	920 (+8%)	2mo	$15,000	$16	58
7439 Embury Ct	0.63mi	2/1.0	792 (-7%)	2mo	$69,000	$87	58
7431 Esterbrook Dr	0.73mi	3/1.0 (+1)	792 (-7%)	2mo	$110,000	$139	48
8810 Clifton Ave	0.59mi	1/1.0 (-1)	750 (-12%)	2mo	$38,500	$51	47
7471 Sharon Dr	0.69mi	3/1.0 (+1)	945 (+11%)	0mo	$98,000	$104	44
5712 Floy Ave	0.73mi	2/1.0	966 (+14%)	1mo	$62,000	$64	42

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

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 3.45×
• Total profit: $39,735
• Equity at exit: $28,698

10-year hold

• IRR: 41.4%
• Equity multiple: 7.33×
• Total profit: $102,863
• Equity at exit: $46,380

Cash invested: $16,240 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$304
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$24
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $440

Break-even live

Break-even rent $551

Max offer price $58,000

Occupancy floor 55%

Sensitivity live

Price	-10% $473	-5% $456	+0% $440	+5% $423	+10% $407
Rent	-10% $352	-5% $396	+0% $440	+5% $484	+10% $527
Rate	-1.0pp $469	-0.5pp $455	base $440	+0.5pp $425	+1.0pp $409

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.14mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.15mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.16mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.18mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.27mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.33mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.36mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.38mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.38mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.39mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.39mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.41mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.44mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.45mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.46mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.47mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.47mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.47mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.51mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.53mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.54mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	0.54mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	0.56mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.56mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.57mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.59mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	0.60mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.64mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.64mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	0.65mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.67mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	0.67mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	0.67mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	5d	1	0.68mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.68mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.69mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.69mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.71mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.71mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.72mi

Listing history 10 events

1. 2026-06-03
   days on market $58,000 Active 28 DOM
2. 2026-06-02
   days on market $58,000 Active 27 DOM
3. 2026-06-01
   days on market $58,000 Active 26 DOM
4. 2026-05-31
   days on market $58,000 Active 25 DOM
5. 2026-05-07
   listed $63,000 Active 553-char remark
6. 2026-05-06
   historical $63,000 553-char remark
7. 2006-10-25
   soldstatus $32,751
8. 2006-07-28
   soldstatus $51,125
9. 2000-02-29
   soldstatus $53,900
10. 1995-01-18
    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: $622 · $52/mo
• Projected year-2 tax: $622 · $52/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,298
• − Mortgage interest: −$3,249
• − Property taxes: −$622
• − Insurance: −$956
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,687
• Taxable income: $4,656
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $4,160/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: Jennings
• NCES district ID: 2916290
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $30,595
• Composite: 11.04/100
• National rank: #9739
• State rank: #315 of 324 in MO

Livability — Flordell Hills

• Score: 72/100
• State rank: #86
• US rank: #5723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flordell Hills, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+7.6% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $58,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $63,000 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2006-10-25 Sold (Public Records) $32,751 Public Records
• 2006-07-28 Sold (Public Records) $51,125 Public Records
• 2000-02-29 Sold (Public Records) $53,900 Public Records
• 1995-01-18 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2022): $622 · +1.0% YoY. Source: county tax records.