2960 Devonshire Dr · Florissant, MO 63033

$120,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 26 Days on market

Built 1965 7,705 sqft lot Est $198k · 39% under $8/mo HOA

---

Why this score? — see what drove the A- 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Spacious and open ranch style home with an oversized one car garage! Special features include: wood floors, insulated replacement windows, updates to the kitchen, bath, fenced yard and partially finished basement, Primary bedroom with en-suite, features walk-in shower. Located close to schools, shopping and other amenities. Easy to show! Set your appointment today!

Key facts

• Wood floors
• Fenced yard
• Walk-in shower

Tags

• WOOD FLOORS
• INSULATED REPLACEMENT WINDOWS
• UPDATES TO THE KITCHEN
• FENCED YARD
• PARTIALLY FINISHED BASEMENT
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.36% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $197,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Devonshire Dr	0.00mi	3/2.0	1,118 (0%)	0mo	$120,000	$107	100
2870 Sussex Dr	0.20mi	3/2.0	1,050 (-6%)	5mo	$185,000	$176	76
2265 Briarcrest Dr	0.36mi	4/2.0 (+1)	1,092 (-2%)	3mo	$200,000	$183	72
2190 Glenoro Dr	0.35mi	4/2.5 (+1)	1,083 (-3%)	3mo	$225,999	$209	69
2370 Indiancup Dr	0.24mi	3/2.0	960 (-14%)	3mo	$149,900	$156	63
2750 Robert Dr	0.59mi	3/1.5	1,064 (-5%)	2mo	$169,000	$159	61
390 Versailles Dr	0.59mi	3/1.5	1,040 (-7%)	0mo	$174,900	$168	58
2310 Orleans Ln	0.64mi	3/2.0	1,025 (-8%)	1mo	$198,900	$194	55
1770 Beverly Dr	0.70mi	3/1.5	1,040 (-7%)	1mo	$200,000	$192	53
2345 Hummingbird Dr	0.48mi	3/1.0	988 (-12%)	2mo	$175,000	$177	52
548 Rancho Ln	0.60mi	3/2.0	1,264 (+13%)	4mo	$225,900	$179	47
340 Patterson Ln	0.61mi	3/1.0	988 (-12%)	2mo	$160,000	$162	47

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: 38.0%
• Equity multiple: 3.99×
• Total profit: $100,602
• Equity at exit: $108,106

10-year hold

• IRR: 34.4%
• Equity multiple: 9.73×
• Total profit: $293,470
• Equity at exit: $233,134

Cash invested: $33,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$629
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$50
• HOA: −$8
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $432

Break-even live

Break-even rent $1,080

Max offer price $120,000

Occupancy floor 68%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.31mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	0.54mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	1d	12	0.64mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	0.77mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.80mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	1d	1	0.82mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	0.84mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	43d	1	0.90mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	0.92mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.94mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.01mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.05mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.12mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	1.14mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.15mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.16mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.22mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	1.34mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.35mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	14d	1	1.35mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	1.37mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.46mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	1.47mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 11 events

1. 2026-04-10
   status Pending
2. 2026-03-31
   status Active
3. 2026-02-18
   status Pending
4. 2026-02-03
   listed $120,000 Active
5. 2008-08-27
   soldstatus $65,125
6. 2005-12-07
   soldstatus
7. 2005-11-03
   soldstatus $135,000
8. 2004-04-05
   soldstatus
9. 1998-09-08
   soldstatus $78,500
10. 1992-06-29
    soldstatus $75,000
11. 1979-06-01
    soldstatus $48,200

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $1,992 · $166/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 ≥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: $19,518
• − Mortgage interest: −$6,722
• − Property taxes: −$1,992
• − Insurance: −$600
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − HOA: −$96
• − Depreciation: −$3,491
• Taxable income: $3,494
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $4,341/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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: 42,258
• 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

+149.0% since first listed

11 events — show timeline

• 2026-04-10 Pending — MARIS as Distributed by MLS Grid
• 2026-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-18 Pending — MARIS as Distributed by MLS Grid
• 2026-02-03 Listed $120,000 MARIS as Distributed by MLS Grid
• 2008-08-27 Sold (Public Records) $65,125 Public Records
• 2005-12-07 Sold (Public Records) — Public Records
• 2005-11-03 Sold (Public Records) $135,000 Public Records
• 2004-04-05 Sold (Public Records) — Public Records
• 1998-09-08 Sold (Public Records) $78,500 Public Records
• 1992-06-29 Sold (Public Records) $75,000 Public Records
• 1979-06-01 Sold (Public Records) $48,200 Public Records

Property tax history

+2.4%/yr

Latest (2022): $1,992 · +0.3% YoY. Source: county tax records.