1725 Yaqui Dr · Florissant, MO 63031

$204,900

3 bd · 2.0 ba · 956 sqft · SingleFamily public records · 5 Days on market

Built 1962 7,457 sqft lot Est $167k · 22% over

---

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).

• Cash flow +7.5/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.7/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, level yard with mature trees give this ranch home excellent curb appeal. Step inside and you are greeted with hardwood flooring and a bright family room with neutral décor. The kitchen has been beautifully updated to feature 42" custom cabinetry, glass/ceramic tile backsplash, complimenting neutral counter top, stainless steel appliances & tile flooring. The adjoining dining area offers convenient access to the brand new large composite deck with built in lighting, patio & fenced in backyard! This home boasts 3 spacious bedrooms on the main floor as well as an updated full bath. Additional living space can be found in the finished lower level complete with family/rec room, bar area, sleeping area that has been used as a 4th bedroom suite with adjoining full bathroom! Additional amenities include an oversize garage that can fit 2 cars tandem & newer HVAC! This home is move in ready and sure to please!

Key facts

• Recreation room
• Attached garage
• Finished basement

Tags

• FINISHED BASEMENT
• RECREATION ROOM
• ATTACHED FULL BATHROOM
• ATTACHED GARAGE
• PREMIUM GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Living area reported as 1,756 total (approximately 956 above grade, 800 below grade)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Back yard fencing; Level lot; Lot dimensions approximately 111 x 67 x 112 x 66

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes: ~13 x 14, 11 x 10, 11 x 11
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Smart thermostat; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (32.2% below list).
• Recommended offer: $139k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 6.3% in Florissant — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Russell Elem. (math 12% / reading 37%, grade F, #879 of 1,115 statewide, top 81%, 409 students, 49% FRL); West Middle (math 17% / reading 33%, grade F, #321 of 391 statewide, top 82%, 730 students, 56% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $167k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,991 (32.2% 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 1962 — 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. 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: 0.68% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $167,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1782 Oliveto Ln	0.15mi	3/2.0	950 (-1%)	3mo	$209,000	$220	90
1520 Tahoe Dr	0.14mi	3/1.0	956 (0%)	6mo	$139,900	$146	84
10 Garnier Ct	0.53mi	3/1.5	960 (+0%)	3mo	$125,000	$130	70
7443 Foxfield Dr	0.48mi	3/1.0	974 (+2%)	2mo	$169,990	$175	69
1890 Caposele Ln	0.34mi	3/1.0	1,025 (+7%)	5mo	$175,000	$171	64
518 Fox Crest Dr	0.65mi	3/2.0	974 (+2%)	5mo	$160,000	$164	63
575 Candle Light Ln	0.57mi	3/1.5	987 (+3%)	6mo	$195,000	$198	61
1035 Kostka Ln	0.56mi	3/1.0	912 (-5%)	2mo	$175,000	$192	60
7240 Howdershell	0.41mi	4/2.0 (+1)	1,032 (+8%)	4mo	$130,000	$126	59
6902 Howdershell Rd	0.75mi	3/1.0	960 (+0%)	4mo	$150,000	$156	57
608 Holiday Ave	0.68mi	3/1.0	912 (-5%)	3mo	$165,000	$181	54
1065 Keeven Ln	0.75mi	3/1.0	888 (-7%)	1mo	$198,575	$224	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: -24.2%
• Equity multiple: 0.17×
• Total profit: $-47,772
• Equity at exit: $30,551

10-year hold

• IRR: -16.4%
• Equity multiple: 0.04×
• Total profit: $-55,147
• Equity at exit: $17,716

Cash invested: $57,372 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-257

Break-even live

Break-even rent $1,715

Max offer price $159,548

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-199	+0% $-257	+5% $-315	+10% $-373
Rent	-10% $-367	-5% $-312	+0% $-257	+5% $-202	+10% $-147
Rate	-1.0pp $-154	-0.5pp $-205	base $-257	+0.5pp $-310	+1.0pp $-364

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7323 Landi Ct Hazelwood, MO	3.0	1.5	1032	$1,495	$1.45	0d	1	0.29mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	45d	1	0.55mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	3d	1	0.76mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	45d	1	0.81mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	45d	1	0.81mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	0d	14	0.84mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	0.86mi
1052 Teson Rd Unit 1064D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	45d	1	0.87mi
1052 Teson Rd Unit 1068D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	18d	1	0.87mi
1052 Teson Rd Unit 1048A Hazelwood, MO	2.0	1.0	800	$995	$1.24	45d	1	0.87mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	25d	1	0.89mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	19d	1	0.98mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	1.20mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	1.23mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	1.24mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	25d	1	1.24mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	1.28mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	1.46mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   days on market $204,900 Active 5 DOM
2. 2026-06-18
   days on market $204,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $204,900 Active 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 ≥106°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,679
• − Mortgage interest: −$11,478
• − Property taxes: −$2,338
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$5,961
• Taxable loss: −$6,791
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-1,451/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

+90.6% since first listed

13 events — show timeline

• 2026-06-16 Listed $204,900 MARIS as Distributed by MLS Grid
• 2022-12-24 Rental Removed — RENT.
• 2021-11-15 Sold (Public Records) $167,000 Public Records
• 2021-11-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-07 Pending — MARIS as Distributed by MLS Grid
• 2021-10-07 Listed $149,999 MARIS as Distributed by MLS Grid
• 2021-10-05 Coming Soon $149,999 MARIS as Distributed by MLS Grid
• 2012-02-24 Sold (Public Records) $96,500 Public Records
• 2012-02-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-11-09 Listed $99,900 MARIS as Distributed by MLS Grid
• 2010-10-18 Sold (Public Records) $95,578 Public Records
• 2006-04-05 Sold (Public Records) $107,500 Public Records
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2022): $2,338 · +2.7% YoY. Source: county tax records.