49 Marquette · Florissant, MO 63031

$149,000

4 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.27 ac lot Est $213k · 30% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 49 Marquette Dr in Florissant! This well-maintained home offers great updates and excellent convenience in a centrally located area just off Lindbergh, close to shopping, restaurants, and everyday amenities. Recent improvements include new flooring, updated driveway, 100-amp electrical panel, A/C, and much more. The property features a spacious layout, a very large backyard perfect for entertaining, pets, or outdoor enjoyment, plus a 2-car garage for parking and storage. FHA and VA buyers are welcome. A great opportunity for an owner-occupant or investor looking for a solid home in a convenient Florissant location!

Key facts

• A/c
• New flooring
• Large backyard

Tags

• NEW FLOORING
• UPDATED DRIVEWAY
• 100-AMP ELECTRICAL PANEL
• A/C
• LARGE BACKYARD
• 2-CAR GARAGE

Property features AI

Finance

• Other: Residence living area listed as 1,266 (source: public records)
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking; 2-car garage (approximately 576 sq ft)
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Vinyl siding construction; Built date not provided
• Exterior features: Level lot; Lot dimensions approximately 85 x 135 x 84 x 136

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: No basement
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 9.7% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Combs Elementary (math 7% / reading 17%, grade F, #1,016 of 1,115 statewide, top 92%, 295 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 272 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $149k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $149,000

Questions for the listing agent

1. Built in 1950 — 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: 1.17% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $212,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Pepperhill Dr	0.44mi	3/2.0 (-1)	1,247 (-2%)	1mo	$200,000	$160	67
1585 Pepperhill Dr	0.39mi	3/2.0 (-1)	1,204 (-5%)	2mo	$225,000	$187	63
1280 Old York Dr	0.36mi	4/2.5	1,386 (+10%)	1mo	$235,000	$170	60
1980 Parker Rd	0.54mi	3/1.5 (-1)	1,196 (-6%)	1mo	$182,157	$152	58
435 Lemondale Ln	0.57mi	3/2.0 (-1)	1,212 (-4%)	2mo	$193,900	$160	56
1385 Spring Valley Dr	0.53mi	3/2.0 (-1)	1,376 (+9%)	1mo	$214,900	$156	51
1475 Nashua Dr	0.62mi	3/1.5 (-1)	1,160 (-8%)	1mo	$169,900	$146	50
1345 Hialeah Pl	0.73mi	4/2.5	1,344 (+6%)	1mo	$215,000	$160	49
1480 Burning Tree Dr	0.56mi	3/2.0 (-1)	1,140 (-10%)	2mo	$200,000	$175	46
1420 Nashua Dr	0.64mi	3/1.5 (-1)	1,092 (-14%)	2mo	$199,000	$182	38
2405 Orleans Ln	0.75mi	3/1.5 (-1)	1,424 (+12%)	2mo	$239,900	$168	36
2190 Glenoro Dr	0.73mi	4/2.5	1,083 (-14%)	3mo	$225,999	$209	34

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,965
• Equity at exit: $22,216

10-year hold

• IRR: 13.7%
• Equity multiple: 2.16×
• Total profit: $48,329
• Equity at exit: $12,883

Cash invested: $41,720 (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: 272
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$781
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $422

Break-even live

Break-even rent $1,206

Max offer price $149,000

Occupancy floor 71%

Sensitivity live

Price	-10% $506	-5% $464	+0% $422	+5% $380	+10% $338
Rent	-10% $285	-5% $353	+0% $422	+5% $491	+10% $559
Rate	-1.0pp $497	-0.5pp $460	base $422	+0.5pp $383	+1.0pp $344

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.09mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.13mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.31mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	0.36mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	0.61mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.73mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	0.77mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.80mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	16d	1	0.84mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	0.87mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	0.89mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.91mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.92mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.93mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	0.96mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.97mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.99mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.04mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	1.06mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	1.11mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.12mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	1.18mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.19mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.22mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.23mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	1.28mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	1.32mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	1.36mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	1.37mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	1.37mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	1.38mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	21d	1	1.40mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.46mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	3d	1	1.48mi

Listing history 5 events

1. 2026-06-21
   statusdays on market $149,000 Active Under Contract 6 DOM
2. 2026-06-18
   days on market $149,000 Active 3 DOM
3. 2026-06-17
   days on market $149,000 Active 2 DOM
4. 2026-06-16
   remarks 633-char remark
5. 2026-06-16
   listed $149,000 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: $1,310 · $109/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$135/yr (+$11/mo · 10.3%)

ⓘ 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: $20,881
• − Mortgage interest: −$8,346
• − Property taxes: −$1,310
• − Insurance: −$745
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,335
• Taxable income: $2,804
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $4,391/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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

+1195.7% since first listed

9 events — show timeline

• 2026-06-15 Listed $149,000 MARIS as Distributed by MLS Grid
• 2019-06-02 Price Changed $78,000 MARIS as Distributed by MLS Grid
• 2011-06-20 Sold (Public Records) $32,000 Public Records
• 2006-01-30 Sold (Public Records) — Public Records
• 2004-10-15 Sold (Public Records) $86,400 Public Records
• 2004-10-15 Sold (Public Records) $86,400 Public Records
• 2004-03-12 Sold (Public Records) $11,500 Public Records
• 2004-03-12 Sold (Public Records) $11,500 Public Records
• 2004-03-12 Sold (Public Records) $11,500 Public Records

Property tax history

+1.2%/yr

Latest (2022): $1,310 · +1.7% YoY. Source: county tax records.