880 Tyson Dr · Florissant, MO 63031

$139,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 12 Days on market

Built 1955 7,501 sqft lot Est $160k · 13% under

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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 +23.9/30.0
• ARV discount +13.2/15.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming three bedroom home with a 1 car garage. HUD Aquired Property. Property Being sold ' AS IS '. All utilities are turned OFF. Please , use discretion when showing and bring a flashlight.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Living area reported as 927 (public records); Lot size approximately 0.1722 acre
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1-car) with garage facing front; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One story; House structure
• Construction: Vinyl siding; Composition roof; Built on slab foundation
• Exterior features: Paved road access; Lot features: Other

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central air
• Interior features: Partial basement; Central air
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.6% 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: Jamestown Elem. (math 2% / reading 37%, grade F, #935 of 1,115 statewide, top 84%, 333 students, 66% FRL); Northwest Middle (math 18% / reading 26%, grade F, #332 of 391 statewide, top 86%, 767 students, 62% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 37 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1955 — 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: 1.11% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $160,371
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Mullanphy Rd	0.20mi	3/1.0	927 (0%)	1mo	$185,000	$200	90
715 Tyson Dr	0.18mi	3/1.5	927 (0%)	3mo	$179,900	$194	87
1435 Aspen Dr	0.43mi	3/1.0	912 (-2%)	1mo	$134,000	$147	76
85 Ruth Dr	0.35mi	2/1.0 (-1)	912 (-2%)	2mo	$144,900	$159	74
515 Myrtle Dr	0.40mi	3/1.0	962 (+4%)	3mo	$174,900	$182	73
1115 Verlene Dr	0.31mi	3/2.0	980 (+6%)	3mo	$174,900	$178	70
2052 Aristocrat Dr	0.52mi	3/1.5	960 (+4%)	1mo	$89,900	$94	67
680 Central Pkwy	0.74mi	3/1.5	936 (+1%)	3mo	$99,900	$107	59
1865 Violet Dr	0.34mi	3/1.5	1,064 (+15%)	0mo	$100,000	$94	57
750 Blackbird Dr	0.49mi	3/1.5	1,025 (+11%)	1mo	$174,900	$171	56
460 Wren Dr	0.69mi	3/1.0	1,025 (+11%)	2mo	$177,000	$173	48
660 Crabapple Ln	0.54mi	3/2.0	1,045 (+13%)	2mo	$199,999	$191	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,302
• Equity at exit: $20,860

10-year hold

• IRR: 8.8%
• Equity multiple: 1.71×
• Total profit: $27,996
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $272

Break-even live

Break-even rent $1,211

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $351	-5% $312	+0% $272	+5% $233	+10% $193
Rent	-10% $149	-5% $211	+0% $272	+5% $334	+10% $395
Rate	-1.0pp $343	-0.5pp $308	base $272	+0.5pp $236	+1.0pp $199

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.03mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	0.13mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	0.23mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	0.31mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	0.39mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	0.44mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	0.50mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	0.55mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	0.55mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.83mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.88mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	25d	1	0.88mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.88mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.89mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.92mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.93mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	14d	1	0.94mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	0.97mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.97mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.02mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	45d	1	1.04mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	1.07mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	25d	1	1.15mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.15mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	1.15mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	19d	1	1.16mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.17mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	1.21mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	1.22mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	1.24mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	1.31mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	1.34mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	9d	1	1.36mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,384	$1.60	0d	1	1.38mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	45d	1	1.39mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	1.41mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	1.44mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   listed $139,900 Active
3. 2019-05-20
   soldstatus $67,750
4. 2019-05-17
   soldstatus $57,500
5. 2013-01-11
   soldstatus 196-char remark

   Show marketing remark (196 chars)

   Charming three bedroom home with a 1 car garage. HUD Aquired Property. Property Being sold ' AS IS '. All utilities are turned OFF. Please , use discretion when showing and bring a flashlight.

6. 2012-10-20
   listed $37,000 196-char remark

   Show marketing remark (196 chars)

   Charming three bedroom home with a 1 car garage. HUD Aquired Property. Property Being sold ' AS IS '. All utilities are turned OFF. Please , use discretion when showing and bring a flashlight.

7. 1991-04-30
   soldstatus $64,800
8. 1991-04-01
   soldstatus
9. 1989-12-01
   soldstatus $42,500

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $18,665
• − Mortgage interest: −$7,837
• − Property taxes: −$1,975
• − Insurance: −$700
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,070
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,003/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

+229.2% since first listed

9 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $139,900 MARIS as Distributed by MLS Grid
• 2019-05-20 Sold (Public Records) $67,750 Public Records
• 2019-05-17 Sold (Public Records) $57,500 Public Records
• 2013-01-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-20 Listed $37,000 MARIS as Distributed by MLS Grid
• 1991-04-30 Sold (Public Records) $64,800 Public Records
• 1991-04-01 Sold (Public Records) — Public Records
• 1989-12-01 Sold (Public Records) $42,500 Public Records

Property tax history

+3.0%/yr

Latest (2022): $1,975 · +2.7% YoY. Source: county tax records.