954 E Happy Sac Rd, Union, MO 63084 Property Records

Franklin County property record for 954 E Happy Sac Rd, Union, MO 63084

Property Summary

Property Type	Single Family Home
Details	3 bd · 3 ba · 1,630 sqft · built 2007
Lot Size	7.19 acres (313,632 sqft)
Owner	2 Individual Names on Record
Tax Bill	$2,710 (2025)
Deeds & Mortgages	Oct 2017 Line of Credit
Flood Zone	Zone X (minimal risk)
APN	`22-6-23.0-0-013-016.200`

Property Details

APN / Parcel Number

Primary APN	`22-6-23.0-0-013-016.200`

Interior

Bedrooms	3 Beds
Full Baths	3 Baths
Total Rooms	6 Rooms
Stories	1 Story
Building Area	1,630 sqft Living Area

Exterior

Year Built	Built 2007
Architectural Style	A-Frame
Construction Type	Frame
Lot Area	313,632 sqft (7.19 acres)
Lean-To	672 sqft
Utility Building	2,240 sqft

Location & Zoning

Street Address	954 E HAPPY SAC RD
City	UNION
State	MO
Zip	63084-4103
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	LOT:2 MONROES BLACKBERRY FIELD
Legal Range	01W
Legal Township	42
Legal Section	23
Legal Subdivision	MONROES BLACKBERRY FIELD
Legal Block	13
Legal Lot Number	2
Jurisdiction	FRANKLIN MO
Township / Civil Division	CENTRAL
Census Block Group	2
Census Block	2040
Census Tract	800903

Owner

Source: Franklin County records, as of November 10, 2025

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	2 Individual Names on Record
Mailing Address	954 E HAPPY SAC RD, UNION, MO 63084-4103
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 25, 2017
Deed Sale	Oct 25, 2017
Prior Sale	Nov 19, 2012
Deed Document Number	1716330
Record Updated	Jun 8, 2026

October 2017: Quit Claim Deed, Mortgage

Document Type	Quit Claim Deed
Jurisdiction	FRANKLIN MO
Recording Date	Oct 25, 2017
Property Address	954 E HAPPY SAC RD, UNION, MO 63084-4103
Document Number	0000016330
Instrument Date	Oct 18, 2017
Instrument	16330
Transaction Type	Mortgage
Record Updated	Oct 30, 2017
Title Company	SECURITY TITLE COMPANY, SECURE TITLE INSURANCE

Transaction

Tax	$0.00
Additional	Quitclaim

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Husband and Wife
Address	954 E HAPPY SAC RD UNION MO 630844103, UNION, MO 63084-4103

Mortgage

Document Number	16331
Date	Oct 25, 2017
Instrument	16331

Lender

Name	FARMERS & MERCHANTS BK/ST CLAI
Type	Bank
Address	SAINT CLAIR, MO 63077

Agreement

Type	Line of Credit
Amount	Amount Recorded
Term	120 Months
Due	Oct 24, 2027

Interest

Rate Type	Adjustable Rate

Tax Assessment & Valuation

Source: Franklin County assessment roll, as of May 31, 2025

Property Jurisdictions

Type	Name
State	Missouri
County	Franklin County
Unified School District	St. Clair R-XIII School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$2,710.00 (+29.23%)	$44,783 (+18.41%)	$242,840 (+21.62%) Land $20,690 Building $222,150
2023	$2,097.00 (-6.8%)	$37,819	$199,670 Land $15,690 Building $183,980
2022	$2,250.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

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

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.

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 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

May also be available: Bays-ET Highspeed, BlueBit Networks.

Cell Coverage

5G (outdoors only) and 4G LTE

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