Franklin County property record for 880 E Happy Sac Rd, Union, MO 63084
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 1 ba · 1,159 sqft · built 1996 |
| Lot Size | 2.9 acres (126,324 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $139,000 (Jul 2015) |
| Tax Bill | $1,536 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 22-6-23.0-0-007-017.400 |
| Primary APN | 22-6-23.0-0-007-017.400 |
|---|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 4 Rooms |
| Stories | 1 Story |
| Building Area | 1,159 sqft Living Area |
| Year Built | Built 1996 |
|---|---|
| Effective Year Built | Effective 1996 |
| Construction Type | Frame |
| Lot Area | 126,324 sqft (2.9 acres) |
| Shed | 1 Shed |
| Street Address | 880 E HAPPY SAC RD |
|---|---|
| City | UNION |
| State | MO |
| Zip | 63084-4104 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | SD |
| Legal Description | LOT:1 COXS ACRES |
| Legal Range | 1W |
| Legal Township | 42N |
| Legal Section | 23 |
| Legal Subdivision | COXS ACRES |
| Legal Lot Number | 1 |
| Jurisdiction | FRANKLIN MO |
| Township / Civil Division | CENTRAL |
| Census Block Group | 2 |
| Census Block | 2040 |
| Census Tract | 800903 |
880 E Happy Sac Rd is owner-occupied and held in a trust since July 2015.
Source: Franklin County records, as of September 28, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 880 E HAPPY SAC RD, UNION, MO 63084-4104 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Revocable Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jul 23, 2015 · Amount on File |
| Deed Sale | Jul 23, 2015 · Amount on File |
| Deed Document Number | 201510991 |
| Prior Transfer Date | Mar 22, 2012 |
| Prior Transfer Doc | 0000005392 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 880 E Happy Sac Rd was $1,536.
Source: Franklin County assessment roll, as of November 11, 2025
| Type | Name |
|---|---|
| State | Missouri |
| County | Franklin County |
| Unified School District | St. Clair R-XIII School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $1,536.00 | $32,755 | $172,700 Land $42,280 Building $130,420 |
| 2023 | $1,468.00 (+4.93%) | $26,480 | $139,740 Land $27,580 Building $112,160 |
| 2022 | $1,399.00 |
Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.
FEMA maps place 880 E Happy Sac Rd 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 risk around 880 E Happy Sac Rd is moderate, ranking above 42% of the US, with a 0.05% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 42% of the US · above 45% of Missouri |
|---|---|
| Wildfire Likelihood | 0.05% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
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 |
| 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.
Source: FCC Broadband Data Collection, based on 15 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Wisper ISP Fixed Wireless | 400 / 30 |
| Wave Internet Technologies Fixed Wireless | 100 / 100 |
| Bays-ET Highspeed Fixed Wireless | 100 / 10 |
May also be available: AT&T, BlueBit Networks, T-Mobile, Verizon.
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