12834 Fox Haven Dr · Florissant, MO 63033

$175,000

3 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 31 Days on market

Built 1974 9,583 sqft lot Est $175k · at est.

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

Key facts

• Full basement
• Spacious lot
• 9,583 sq ft lot

Tags

• FULL BASEMENT
• SPACIOUS LOT
• FOX WOODS ONE SUBDIVISION
• HAZELWOOD SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: Front yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (18 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.06% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $174,790
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6862 Foxbend Ct	0.20mi	3/2.5	1,135 (0%)	6mo	$165,000	$145	84
12807 Sunrise East Ct	0.11mi	4/2.5 (+1)	1,230 (+8%)	1mo	$189,500	$154	73
6646 Foothills Ct	0.45mi	3/2.0	1,152 (+2%)	6mo	$159,000	$138	72
6829 Finchdale Ct	0.26mi	3/1.5	1,053 (-7%)	9mo	$195,000	$185	67
6882 Foxbend Ct	0.18mi	3/2.0	1,240 (+9%)	16mo	$173,000	$140	63
6613 Foothills Ct	0.54mi	4/1.5 (+1)	1,135 (0%)	7mo	$180,000	$159	62
6803 Foxbend Ct	0.26mi	3/2.0	1,300 (+14%)	3mo	$245,000	$188	61
12866 Fox Hollow Ct	0.08mi	3/2.0	974 (-14%)	17mo	$192,900	$198	59
12831 Bellefontaine Rd	0.64mi	3/1.5	1,092 (-4%)	8mo	$129,900	$119	55
12945 Covington Gardens Dr	0.18mi	3/2.5	1,300 (+14%)	24mo	$189,900	$146	46

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: 31.4%
• Equity multiple: 3.51×
• Total profit: $122,960
• Equity at exit: $157,654

10-year hold

• IRR: 28.6%
• Equity multiple: 8.52×
• Total profit: $368,642
• Equity at exit: $339,987

Cash invested: $49,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$918
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $296

Break-even live

Break-even rent $1,479

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	43d	1	0.06mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	43d	1	0.39mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	21d	1	0.70mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	1.19mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	1.19mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	1d	3	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 31 DOM
2. 2026-06-17
   days on market $175,000 Active 30 DOM
3. 2026-06-16
   days on market $175,000 Active 29 DOM
4. 2026-06-15
   days on market $175,000 Active 28 DOM
5. 2026-06-13
   days on market $175,000 Active 26 DOM
6. 2026-06-13
   days on market $175,000 Active 25 DOM
7. 2026-06-09
   days on market $175,000 Active 22 DOM
8. 2026-06-08
   days on market $175,000 Active 21 DOM
9. 2026-06-07
   days on market $175,000 Active 20 DOM
10. 2026-06-05
    days on market $175,000 Active 17 DOM
11. 2026-06-03
    days on market $175,000 Active 16 DOM
12. 2026-06-02
    days on market $175,000 Active 15 DOM
13. 2026-06-01
    days on market $175,000 Active 14 DOM
14. 2026-05-31
    days on market $175,000 Active 13 DOM
15. 2026-05-18
    listed $175,000 Active
16. 2020-12-07
    soldstatus $125,000
17. 2019-11-22
    soldstatus Closed 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

18. 2019-10-24
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

19. 2019-10-15
    price $73,300 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

20. 2019-09-26
    price $81,300 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

21. 2019-09-09
    price $89,100 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

22. 2019-08-22
    listed $92,000 Active 261-char remark

    Show marketing remark (261 chars)

    Traditional style ranch featuring formal living area, family room, and sun room, plus 3 bedrooms, 2 baths, basement, and 2 car attached garage. Just minutes from highways, and other local amenities. Needs updating & repairs...but this one has possibilities!

23. 2004-06-23
    soldstatus $106,000
24. 1994-05-27
    soldstatus $78,000
25. 1987-08-20
    soldstatus $75,000
26. 1987-08-01
    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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 5/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,239
• − Mortgage interest: −$9,803
• − Property taxes: −$2,129
• − Insurance: −$875
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,091
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,365/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

• 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

+133.3% since first listed

12 events — show timeline

• 2026-05-18 Listed $175,000 MARIS as Distributed by MLS Grid
• 2020-12-07 Sold (Public Records) $125,000 Public Records
• 2019-11-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-10-24 Pending — MARIS as Distributed by MLS Grid
• 2019-10-15 Price Changed $73,300 MARIS as Distributed by MLS Grid
• 2019-09-26 Price Changed $81,300 MARIS as Distributed by MLS Grid
• 2019-09-09 Price Changed $89,100 MARIS as Distributed by MLS Grid
• 2019-08-22 Listed $92,000 MARIS as Distributed by MLS Grid
• 2004-06-23 Sold (Public Records) $106,000 Public Records
• 1994-05-27 Sold (Public Records) $78,000 Public Records
• 1987-08-20 Sold (Public Records) $75,000 Public Records
• 1987-08-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $2,129 · +5.6% YoY. Source: county tax records.