234 Cool Valley Dr · Murphy, MO 63026

$305,000

16 bd · 16.0 ba · 2,128 sqft · MultiFamily public records · 36 Days on market

Built 1960 0.31 ac lot $143/sqft · 44% above area Est $211k · 44% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Rare, turnkey find! Located just two miles from Gravois Bluffs and near major highways, this entire building has been beautifully rehabbed. Each 1 bed/1 bath unit has a new kitchen, new luxury vinyl flooring, basement storage space and it's own washer and dryer hookup. The building will be fully occupied by 4/1.

Key facts

• Off street parking
• Newer appliances
• Convenient access

Tags

• UPDATED INTERIORS
• NEWER APPLIANCES
• WINDOW A C UNITS
• OFF STREET PARKING
• CONVENIENT ACCESS
• STRONG RENTAL HISTORY

Property features AI

Finance

• Financial info: Property type: Residential Income (2–4 units); All 4 units leased

Exterior

• Parking: No carport spaces
• Utilities: Public water; Sewer connected; Electricity available (Ameren)
• Home design: Residential income property (2–4 units); One-story building; Single building with 4 total units; Above-grade living area reported as 2,128 (public records)
• Construction: Frame construction
• Exterior features: Lot approximately 0.3075 acres; No pool listed

Interior

• Kitchen: Electric oven; Range; Refrigerator
• Bedrooms: Four 1-bedroom units (multifamily)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Unfinished basement; Electric oven, Range, Refrigerator
• Laundry & utility: Basement (unfinished) — potential utility/laundry space

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $700/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.0% in Murphy — 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 60/100 on livability (#461 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Fox C-6 (suburban): math 35% / reading 50% proficiency, ranked #103 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meramec Heights Elem. (math 39% / reading 42%, grade F, #525 of 1,115 statewide, top 47%, 425 students, 52% FRL); Fox Sr. High (math 12% / reading 57%, grade F, #321 of 521 statewide, top 67%, 1,742 students, 28% FRL).
• Market conditions: Rents rising fast (+7.7%/yr); 146 active listings in the ZIP; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).
• At $6,480/mo this rent would consume 80% of the median local household income ($98k/yr) (locally 513% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $85k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.12% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.33%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (median comp): $211,184
• List price: $305,000
• Delta: 44.42%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.89×
• Total profit: $161,321
• Equity at exit: $45,476

10-year hold

• IRR: 49.6%
• Equity multiple: 7.05×
• Total profit: $516,828
• Equity at exit: $26,371

Cash invested: $85,400 (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 63026

• Rents YoY: 7.7%
• Active inventory: 146
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $6,480 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,361
• Net cashflow: $2,799

Break-even live

Break-even rent $2,937

Max offer price $305,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,972	-5% $2,885	+0% $2,799	+5% $2,713	+10% $2,626
Rent	-10% $2,287	-5% $2,543	+0% $2,799	+5% $3,055	+10% $3,311
Rate	-1.0pp $2,953	-0.5pp $2,877	base $2,799	+0.5pp $2,720	+1.0pp $2,640

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,480
Total (4 units)			$6,480

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $305,000 Active 36 DOM
2. 2026-06-17
   days on market $305,000 Active 35 DOM
3. 2026-06-16
   days on market $305,000 Active 34 DOM
4. 2026-06-15
   days on market $305,000 Active 33 DOM
5. 2026-06-13
   days on market $305,000 Active 31 DOM
6. 2026-06-13
   remarks 568-char remark
7. 2026-06-13
   pricedays on market $305,000 Active 30 DOM
8. 2026-06-09
   days on market $315,000 Active 27 DOM
9. 2026-06-08
   days on market $315,000 Active 26 DOM
10. 2026-06-07
    days on market $315,000 Active 25 DOM
11. 2026-06-03
    days on market $315,000 Active 21 DOM
12. 2026-06-02
    days on market $315,000 Active 20 DOM
13. 2026-06-01
    days on market $315,000 Active 19 DOM
14. 2026-05-31
    days on market $315,000 Active 18 DOM
15. 2026-05-13
    listed $315,000 Active 542-char remark
16. 2022-04-27
    soldstatus Closed 313-char remark

    Show marketing remark (313 chars)

    Rare, turnkey find! Located just two miles from Gravois Bluffs and near major highways, this entire building has been beautifully rehabbed. Each 1 bed/1 bath unit has a new kitchen, new luxury vinyl flooring, basement storage space and it's own washer and dryer hookup. The building will be fully occupied by 4/1.

17. 2022-03-16
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Rare, turnkey find! Located just two miles from Gravois Bluffs and near major highways, this entire building has been beautifully rehabbed. Each 1 bed/1 bath unit has a new kitchen, new luxury vinyl flooring, basement storage space and it's own washer and dryer hookup. The building will be fully occupied by 4/1.

18. 2022-03-10
    listed $220,000 Active 313-char remark

    Show marketing remark (313 chars)

    Rare, turnkey find! Located just two miles from Gravois Bluffs and near major highways, this entire building has been beautifully rehabbed. Each 1 bed/1 bath unit has a new kitchen, new luxury vinyl flooring, basement storage space and it's own washer and dryer hookup. The building will be fully occupied by 4/1.

19. 2015-01-02
    soldstatus
20. 2013-09-13
    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: $2,004 · $167/mo
• Projected year-2 tax: $2,958 · $247/mo
• Expected delta: +$954/yr (+$80/mo · 47.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,760
• − Mortgage interest: −$17,085
• − Property taxes: −$2,004
• − Insurance: −$6,644
• − Repairs & maintenance: −$6,221
• − Management: −$6,221
• − Depreciation: −$8,873
• Taxable income: $30,713
• Est. tax owed @ 24.0%: −$7,371
• After-tax cash flow: $26,218/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: Fox C-6
• NCES district ID: 2912300
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $60,849
• Composite: 37.54/100
• National rank: #4392
• State rank: #103 of 324 in MO

Livability — Murphy

• Score: 60/100
• State rank: #461
• US rank: #18506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 108,544 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 45,354
• Household income: $97,553
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 513.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.59%
• Current HPI: 211.8944
• Rent YoY: ▲ 7.72%
• 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

+38.6% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $305,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $315,000 MARIS as Distributed by MLS Grid
• 2022-04-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-16 Pending — MARIS as Distributed by MLS Grid
• 2022-03-10 Listed $220,000 MARIS as Distributed by MLS Grid
• 2015-01-02 Sold (Public Records) — Public Records
• 2013-09-13 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,004 · +4.4% YoY. Source: county tax records.