2675 Narraganset Dr · Florissant, MO 63033

$219,900

3 bd · 2.5 ba · 1,320 sqft · SingleFamily public records · 62 Days on market

Built 1957 0.26 ac lot $167/sqft · 8% above area Est $204k · 8% over

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Why this score? — see what drove the D 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 +11.4/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• ARV discount +4.1/15.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

Key facts

• Tall ceilings
• Major transit routes
• Cozy fireplace

Tags

• TALL CEILINGS
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• FULLY FENCED-IN BACKYARD
• MAJOR TRANSIT ROUTES

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; House structure
• Construction: Brick and vinyl siding exterior; Composition shingle roof
• Exterior features: Patio; Porch; Level lot; Road frontage on a city street

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water heater
• Bedrooms: Three bedrooms, all on the main level (sizes: 12x14, 10x10, 10x10)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Crown molding; Dry bar; Stone countertops; Insulated windows
• Laundry & utility: Basement with partially finished areas and a bathroom (includes sleeping area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-78 ($-932/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.3% below list).
• Recommended offer: $173k (21.3% below list) — sets the bar for 1% rule.

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: Parker Road Elementary (354 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% 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); 221 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $173,169 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $204,489
• List price: $219,900
• Delta: 7.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1345 Hialeah Pl	0.25mi	4/2.5 (+1)	1,344 (+2%)	1mo	$215,000	$160	80
1680 Horseshoe Dr	0.30mi	3/2.0	1,364 (+3%)	1mo	$191,000	$140	77
1385 Spring Valley Dr	0.43mi	3/2.0	1,376 (+4%)	1mo	$214,900	$156	70
2340 Johnstown Dr	0.55mi	3/2.0	1,344 (+2%)	2mo	$119,000	$89	68
3345 Steed Dr	0.67mi	3/2.5	1,314 (-0%)	1mo	$259,900	$198	67
1475 Nashua Dr	0.30mi	3/1.5	1,160 (-12%)	1mo	$169,900	$146	61
1320 Pepperhill Dr	0.61mi	3/2.0	1,247 (-6%)	1mo	$200,000	$160	60
1280 Old York Dr	0.59mi	4/2.5 (+1)	1,386 (+5%)	1mo	$235,000	$170	58
1585 Pepperhill Dr	0.53mi	3/2.0	1,204 (-9%)	2mo	$225,000	$187	57
1980 Parker Rd	0.53mi	3/1.5	1,196 (-9%)	1mo	$182,157	$152	55
3255 Classic Dr	0.67mi	3/2.0	1,416 (+7%)	0mo	$250,000	$177	55
1370 Willowbrook	0.54mi	3/2.0	1,460 (+11%)	1mo	$225,000	$154	54

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: 24.6%
• Equity multiple: 3.00×
• Total profit: $123,012
• Equity at exit: $198,103

10-year hold

• IRR: 22.9%
• Equity multiple: 7.27×
• Total profit: $386,069
• Equity at exit: $427,217

Cash invested: $61,572 (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: 221
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-78

Break-even live

Break-even rent $1,830

Max offer price $206,178

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-15	+0% $-78	+5% $-140	+10% $-202
Rent	-10% $-214	-5% $-146	+0% $-78	+5% $-9	+10% $59
Rate	-1.0pp $33	-0.5pp $-22	base $-78	+0.5pp $-135	+1.0pp $-193

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	0.20mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	0.33mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	6d	1	0.47mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	0.49mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.72mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	0.76mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	0.89mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.92mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	0.94mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.98mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	1.02mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	16d	1	1.04mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	1.06mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	1.06mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	1.09mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	1.10mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,225	$1.50	0d	12	1.10mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	1.12mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	1.13mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	22d	1	1.15mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	1.16mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.17mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	1.21mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	1.26mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.27mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.39mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	1.41mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	1.42mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.44mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $219,900 Active 62 DOM
2. 2026-06-18
   days on market $219,900 Active 59 DOM
3. 2026-06-17
   days on market $219,900 Active 58 DOM
4. 2026-06-16
   days on market $219,900 Active 57 DOM
5. 2026-06-15
   days on market $219,900 Active 56 DOM
6. 2026-06-13
   days on market $219,900 Active 54 DOM
7. 2026-06-13
   pricedays on market $219,900 Active 53 DOM
8. 2026-06-09
   days on market $224,900 Active 50 DOM
9. 2026-06-08
   days on market $224,900 Active 49 DOM
10. 2026-06-07
    days on market $224,900 Active 48 DOM
11. 2026-06-05
    days on market $224,900 Active 45 DOM
12. 2026-06-03
    days on market $224,900 Active 44 DOM
13. 2026-06-02
    days on market $224,900 Active 43 DOM
14. 2026-06-01
    days on market $224,900 Active 42 DOM
15. 2026-05-31
    days on market $224,900 Active 41 DOM
16. 2026-05-15
    price $224,900 659-char remark
17. 2026-04-20
    listed $234,900 Active 659-char remark
18. 2021-11-01
    soldstatus $192,900
19. 2021-10-27
    status Pending 537-char remark

    Show marketing remark (537 chars)

    This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

20. 2021-10-21
    soldstatus Closed 537-char remark

    Show marketing remark (537 chars)

    This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

21. 2021-09-27
    historical Active Under Contract 537-char remark

    Show marketing remark (537 chars)

    This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

22. 2021-09-24
    listed $179,900 Active 537-char remark

    Show marketing remark (537 chars)

    This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

23. 2021-09-22
    historical $179,900 537-char remark

    Show marketing remark (537 chars)

    This home is gorgeous inside and out - a MUST SEE! The property boasts of 3 bedrooms with newly installed carpet and 2.5 beautifully renovated bathrooms, a remodeled kitchen, complete with custom cabinets and granite countertops. There is a large family room right off the kitchen that leads to a very inviting screened in sun porch. The partially finished lower level has a lot to offer including a full bathroom, a bonus room, and a wet bar. The large fenced yard is level and has a freshly painted deck that is great for entertaining.

24. 1996-03-15
    soldstatus $89,000

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 ≥106°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: $20,780
• − Mortgage interest: −$12,318
• − Property taxes: −$2,411
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,397
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $213/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

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• 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

+147.1% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $219,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $224,900 MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $234,900 MARIS as Distributed by MLS Grid
• 2021-11-01 Sold (Public Records) $192,900 Public Records
• 2021-10-27 Pending — MARIS as Distributed by MLS Grid
• 2021-10-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-27 Contingent — MARIS as Distributed by MLS Grid
• 2021-09-24 Listed $179,900 MARIS as Distributed by MLS Grid
• 2021-09-22 Coming Soon $179,900 MARIS as Distributed by MLS Grid
• 1996-03-15 Sold (Public Records) $89,000 Public Records

Property tax history

+3.5%/yr

Latest (2022): $2,411 · +1.7% YoY. Source: county tax records.