172 Arborview Dr, Villa Ridge, MO 63089 Property Records

Franklin County property record for 172 Arborview Dr, Villa Ridge, MO 63089

Property Summary

Property Type	Other Improved
Details	3 bd · 1 ba · 1,152 sqft · built 1985
Lot Size	0.2 acres (8,712 sqft)
Owner	Individual Name on File
Last Sale	$153,713 (Sep 2024)
Tax Bill	$615 (2025)
Deeds & Mortgages	Apr 2024 Sale
Flood Zone	Zone X (minimal risk)
APN	`18-8-27.0-3-006-142.030`

Property Details

APN / Parcel Number

Primary APN	`18-8-27.0-3-006-142.030`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Total Rooms	5 Rooms
Stories	1 Story
Building Area	1,152 sqft Total Area

Exterior

Year Built	Built 1985
Effective Year Built	Effective 1985
Architectural Style	Mobile Home
Lot Area	8,712 sqft (0.2 acres)
Shed	1 Shed

Location & Zoning

Street Address	172 ARBORVIEW DR
City	VILLA RIDGE
State	MO
Zip	63089-2269
Property Category	Other
Property Type	Other > Other Improved
Local Zoning Code	CA
Legal Description	LOT:2 RED BARN COMM 3
Legal Range	1E
Legal Township	43N
Legal Section	27
Legal Subdivision	RED BARN COMMUNITY
Legal Lot Number	2
Legal Unit	2
Jurisdiction	FRANKLIN MO
Township / Civil Division	BOLES
Census Block Group	1
Census Block	1008
Census Tract	800703

Owner

172 Arborview Dr is owned and occupied by an individual who bought it in September 2024.

Source: Franklin County records, as of August 17, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Individual Name on File
Mailing Address	172 ARBORVIEW DR, VILLA RIDGE, MO 63089-2269
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Single

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Sep 25, 2024 · Amount on File
Deed Sale	Sep 25, 2024 · Amount on File
Prior Sale	Apr 11, 2024
Deed Document Number	20242411199
Record Updated	Sep 20, 2026

April 2024: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	FRANKLIN MO
Recording Date	Apr 11, 2024
Property Address	172 ARBORVIEW DR, VILLA RIDGE, MO 63089-2269
Document Number	0002403987
Map Reference	PB M PG 819
Instrument Date	Apr 8, 2024
Instrument	2403987
Transaction Type	Transfer
Record Updated	May 1, 2024
Title Company	TRUE TITLE

Transaction

Tax	$0.00
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	95 CEDAR RIDGE DR, PACIFIC, MO 63069-3498

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 489, WRIGHT CITY, MO 63390-0489
Investor	Possibly a Property Investor

Tax Assessment & Valuation

The 2025 property tax bill for 172 Arborview Dr was $615.

Source: Franklin County assessment roll, as of November 11, 2025

Property Jurisdictions

Type	Name
State	Missouri
County	Franklin County
Unified School District	Meramec Valley R-III School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$615.00	$7,991	$42,060 Land $13,080 Building $28,980
2023	$453.00 (+25.14%)	$6,384	$33,600 Land $13,080 Building $20,520
2022	$362.00

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

FEMA maps place 172 Arborview Dr in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective June 4, 2020

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 172 Arborview Dr is low, with a 0.02% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 80% of the US · lower than 84% of Missouri
Wildfire Likelihood	0.02% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	FRANKLIN COUNTY PWSD 3 serves 8,250 people · EPA ID MO6024213
Water Source	Groundwater
Last State Inspection	Dec 2023
Lead	2 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 165 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
Wisper ISP Fixed Wireless	400 / 30
Wave Internet Technologies Fixed Wireless	100 / 100
T-Mobile Fixed Wireless	100 / 20
AT&T Fixed Wireless · DSL in parts of the area	100 / 20