8 Lila Ln · Florissant, MO 63033

$200,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 3 Days on market

Built 1958 10,088 sqft lot Est $194k · at est.

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Why this score? — see what drove the D+ 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +6.1/15.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Now available on desirable Lila Lane!Spacious ranch home just waiting for you!Great covered porch for relaxing or visiting with neighbors.Ceramic entry foyer to large living room w/ceiling fan & slider to side patio area.Continue on to the huge formal dining room w/gorgeous hardwood & slider to back patio & yard.The eat-in kitchen is fully equipped, all appliances stay!Lots of white cabinets & counter space plus corner sink.Center hall leads to full guest bath & bedrooms.Master suite has a ceiling fan, step in closet, and full bath with tub!2nd & 3rd bedrooms are generously sized & both feature ceiling fans.The lower level is mostly finished, has a super large cedar closet,plus an unfinished utl & laundry area(washer & dryer included!).The back yard is fully fenced & level w/a large patio area.The garage is attached & has an opener.This home is neat, clean, & well maintained.Sellers are providing a home protection plan as well.All this nestled between Pirrone's & Old Town Donuts, Yum!

Key facts

• 0.23 acre lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Living area reported as 1,275 (per public records); Lot size approximately 0.2316 acre
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available and connected; Natural gas available and connected; Phone available; Water connected
• Home design: Single-family residence; One story
• Construction: Brick veneer and frame construction
• Exterior features: Front porch; Back yard fencing; Located on a cul-de-sac; Near public transit

Interior

• Kitchen: Dishwasher; Microwave; Built-in electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Eat-in kitchen; Pantry; Partially finished concrete full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $14 ($172/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.6% below list).
• Recommended offer: $169k (15.6% below list) — sets the bar for 1% rule.

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: Duchesne Elementary (248 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 (+7.5%/yr); 218 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,888 (15.6% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $193,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Saint Nicholas Ln	0.31mi	3/2.0	1,364 (+7%)	1mo	$169,900	$125	73
1320 Pepperhill Dr	0.61mi	3/2.0	1,247 (-2%)	1mo	$200,000	$160	67
2340 Johnstown Dr	0.51mi	3/2.0	1,344 (+5%)	2mo	$119,000	$89	65
10 Regina Ct	0.50mi	2/1.0 (-1)	1,292 (+1%)	1mo	$130,000	$101	64
1980 Parker Rd	0.60mi	3/1.5	1,196 (-6%)	1mo	$182,157	$152	59
4 Duchesne Dr	0.74mi	3/1.0	1,232 (-3%)	1mo	$159,900	$130	55
1110 Saint Bernadette Ln	0.70mi	2/1.0 (-1)	1,245 (-2%)	2mo	$169,900	$136	53
1385 Spring Valley Dr	0.74mi	3/2.0	1,376 (+8%)	1mo	$214,900	$156	51
815 Robinwood Dr	0.59mi	3/1.0	1,148 (-10%)	2mo	$179,900	$157	50
1370 Willowbrook	0.69mi	3/2.0	1,460 (+14%)	1mo	$225,000	$154	43
1280 Old York Dr	0.74mi	4/2.5 (+1)	1,386 (+9%)	1mo	$235,000	$170	43
205 Lynn Meadows Ln	0.65mi	3/1.0	1,104 (-13%)	1mo	$135,000	$122	42

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: 26.0%
• Equity multiple: 3.10×
• Total profit: $117,840
• Equity at exit: $180,176

10-year hold

• IRR: 24.0%
• Equity multiple: 7.53×
• Total profit: $365,746
• Equity at exit: $388,556

Cash invested: $56,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $14

Break-even live

Break-even rent $1,671

Max offer price $200,000

Occupancy floor 94%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	2d	1	0.13mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	0.15mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.17mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	0.18mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.20mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.33mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	0.40mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	0.45mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.49mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	21d	1	0.50mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	23d	1	0.56mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	0.59mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	0.63mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	0.63mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	0.68mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	0.69mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.78mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	0.83mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	0.84mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	0.92mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	1d	1	0.94mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	0.95mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.09mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	1.13mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	23d	1	1.16mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	1.18mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	1.20mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	1.21mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	1.27mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.27mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.29mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.30mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	1.30mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.30mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.31mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.32mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	1.34mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	1.35mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.41mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.41mi

Listing history 13 events

1. 2026-06-05
   statusdays on market $200,000 Pending 3 DOM
2. 2026-06-03
   days on market $200,000 Active 2 DOM
3. 2026-06-02
   statusdays on market $200,000 Active 1 DOM
4. 2026-06-01
   days on market $200,000 Coming Soon 8 DOM
5. 2026-05-31
   days on market $200,000 Coming Soon 7 DOM
6. 2026-05-25
   historical $200,000
7. 2022-02-02
   soldstatus $176,000
8. 2020-11-06
   soldstatus $157,500
9. 2020-10-15
   soldstatus Closed 1051-char remark

   Show marketing remark (1051 chars)

   Now available on desirable Lila Lane!Spacious ranch home just waiting for you!Great covered porch for relaxing or visiting with neighbors.Ceramic entry foyer to large living room w/ceiling fan & slider to side patio area.Continue on to the huge formal dining room w/gorgeous hardwood & slider to back patio & yard.The eat-in kitchen is fully equipped, all appliances stay!Lots of white cabinets & counter space plus corner sink.Center hall leads to full guest bath & bedrooms.Master suite has a ceiling fan, step in closet, and full bath with tub!2nd & 3rd bedrooms are generously sized & both feature ceiling fans.The lower level is mostly finished, has a super large cedar closet,plus an unfinished utl & laundry area(washer & dryer included!).The back yard is fully fenced & level w/a large patio area.The garage is attached & has an opener.This home is neat, clean, & well maintained.Sellers are providing a home protection plan as well.All this nestled between Pirrone's & Old Town Donuts, Yum!

10. 2020-09-10
    historical Active Under Contract 1051-char remark

    Show marketing remark (1051 chars)

    Now available on desirable Lila Lane!Spacious ranch home just waiting for you!Great covered porch for relaxing or visiting with neighbors.Ceramic entry foyer to large living room w/ceiling fan & slider to side patio area.Continue on to the huge formal dining room w/gorgeous hardwood & slider to back patio & yard.The eat-in kitchen is fully equipped, all appliances stay!Lots of white cabinets & counter space plus corner sink.Center hall leads to full guest bath & bedrooms.Master suite has a ceiling fan, step in closet, and full bath with tub!2nd & 3rd bedrooms are generously sized & both feature ceiling fans.The lower level is mostly finished, has a super large cedar closet,plus an unfinished utl & laundry area(washer & dryer included!).The back yard is fully fenced & level w/a large patio area.The garage is attached & has an opener.This home is neat, clean, & well maintained.Sellers are providing a home protection plan as well.All this nestled between Pirrone's & Old Town Donuts, Yum!

11. 2020-09-04
    listed $150,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    Now available on desirable Lila Lane!Spacious ranch home just waiting for you!Great covered porch for relaxing or visiting with neighbors.Ceramic entry foyer to large living room w/ceiling fan & slider to side patio area.Continue on to the huge formal dining room w/gorgeous hardwood & slider to back patio & yard.The eat-in kitchen is fully equipped, all appliances stay!Lots of white cabinets & counter space plus corner sink.Center hall leads to full guest bath & bedrooms.Master suite has a ceiling fan, step in closet, and full bath with tub!2nd & 3rd bedrooms are generously sized & both feature ceiling fans.The lower level is mostly finished, has a super large cedar closet,plus an unfinished utl & laundry area(washer & dryer included!).The back yard is fully fenced & level w/a large patio area.The garage is attached & has an opener.This home is neat, clean, & well maintained.Sellers are providing a home protection plan as well.All this nestled between Pirrone's & Old Town Donuts, Yum!

12. 2007-06-04
    soldstatus $140,000
13. 1989-09-01
    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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/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: $20,267
• − Mortgage interest: −$11,203
• − Property taxes: −$2,252
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$5,818
• Taxable loss: −$3,250
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $952/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): 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

+42.9% since first listed

8 events — show timeline

• 2026-05-25 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2022-02-02 Sold (Public Records) $176,000 Public Records
• 2020-11-06 Sold (Public Records) $157,500 Public Records
• 2020-10-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-10 Contingent — MARIS as Distributed by MLS Grid
• 2020-09-04 Listed $150,000 MARIS as Distributed by MLS Grid
• 2007-06-04 Sold (Public Records) $140,000 Public Records
• 1989-09-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $2,252 · +1.7% YoY. Source: county tax records.