660 Brookstone Dr · Florissant, MO 63033

$205,500

4 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 68 Days on market

Built 1964 8,999 sqft lot Est $227k · 10% under

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Why this score? — see what drove the C+ 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 +17.5/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Rent growth +4.4/5.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

One owner home, in a quiet neighborhood, is looking for its new family! Lovely front porch & double door entry welcomes you into the open floorplan. This home is an entertainer’s dream w/kitchen positioned in the center of the home surrounded by the living/dining combo, spacious family rm & sunporch. Kitchen features 42-inch cabinets & plenty of counter space w/a view to backyard. Split 4 bedrm floorplan has the master suite at the front of the home and remaining 3 bedrms in the back. Master suite boasts a renovated bathrm w/new shower, toilet, vanity & flooring. Bedrms 2-4 are conveniently located outside of bathrm number 2, which was also completely renovated. Just off the family rm is a main floor mud/laundry rm w/plenty of cabinets & service door. Many rooms have been recently painted, new carpet in lvng, dining, fam, all 4 bedrms & sunrm. Sunroom overlooks fenced-in yard w/mature trees. New windows in bedrms & living rm and new front door & service door to be installed May 2021.

Key facts

• New door entry
• Renovated bathroom
• Front porch

Tags

• FRONT PORCH
• NEW DOOR ENTRY
• OPEN FLOORPLAN
• RENOVATED BATHROOM
• MAIN FLOOR MUD LAUNDRY ROOM
• PLENTY OF CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (8.2% below list).
• Recommended offer: $189k (8.2% 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: Commons Lane Elementary (291 students, 99% 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); 218 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 34% 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 $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $58k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 $160k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $188,645 (8.2% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $227,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
660 Brookstone Dr	0.00mi	4/2.0	1,647 (0%)	0mo	$205,500	$125	100
3175 Harness Dr	0.39mi	4/2.0	1,608 (-2%)	0mo	$240,000	$149	78
2390 Grassland Dr	0.51mi	4/2.0	1,653 (+0%)	4mo	$175,000	$106	72
3940 Parker Rd	0.37mi	3/1.5 (-1)	1,705 (+4%)	4mo	$182,000	$107	67
2345 Derhake Rd	0.31mi	3/2.5 (-1)	1,470 (-11%)	2mo	$215,000	$146	59
100 Broadmere Dr	0.54mi	4/2.5	1,756 (+7%)	3mo	$220,000	$125	59
3075 Blackwood Dr	0.63mi	3/2.0 (-1)	1,620 (-2%)	5mo	$205,000	$127	59
890 Meadowgrass Dr	0.30mi	4/2.5	1,883 (+14%)	2mo	$224,500	$119	59
2185 Pohlman Rd	0.46mi	4/3.0	1,797 (+9%)	2mo	$299,000	$166	58
1480 Stallion Dr	0.70mi	4/2.0	1,737 (+6%)	4mo	$239,900	$138	55
2325 Grassland Dr	0.58mi	3/2.0 (-1)	1,525 (-7%)	2mo	$239,000	$157	54
3255 Classic Dr	0.37mi	3/2.0 (-1)	1,416 (-14%)	0mo	$250,000	$177	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: 28.3%
• Equity multiple: 3.27×
• Total profit: $130,878
• Equity at exit: $185,131

10-year hold

• IRR: 25.9%
• Equity multiple: 7.94×
• Total profit: $399,225
• Equity at exit: $399,241

Cash invested: $57,540 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,078
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $158

Break-even live

Break-even rent $1,687

Max offer price $205,500

Occupancy floor 87%

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: $51,375
• Closing costs: $6,165
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	2d	17	0.88mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	2d	1	0.89mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.96mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.06mi
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	44d	1	1.06mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.07mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	1.14mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	1.14mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	1.16mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.18mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	1.20mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.21mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.23mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	1.23mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.24mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.28mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.28mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	1.35mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.41mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	1.44mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.46mi

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   price $205,500
3. 2026-03-20
   price $208,600
4. 2026-03-04
   price $211,800
5. 2026-02-18
   listed $215,000 Active
6. 2022-11-16
   historical
7. 2021-08-16
   soldstatus
8. 2021-06-18
   soldstatus Closed 1036-char remark

   Show marketing remark (1036 chars)

   One owner home, in a quiet neighborhood, is looking for its new family! Lovely front porch & double door entry welcomes you into the open floorplan. This home is an entertainer’s dream w/kitchen positioned in the center of the home surrounded by the living/dining combo, spacious family rm & sunporch. Kitchen features 42-inch cabinets & plenty of counter space w/a view to backyard. Split 4 bedrm floorplan has the master suite at the front of the home and remaining 3 bedrms in the back. Master suite boasts a renovated bathrm w/new shower, toilet, vanity & flooring. Bedrms 2-4 are conveniently located outside of bathrm number 2, which was also completely renovated. Just off the family rm is a main floor mud/laundry rm w/plenty of cabinets & service door. Many rooms have been recently painted, new carpet in lvng, dining, fam, all 4 bedrms & sunrm. Sunroom overlooks fenced-in yard w/mature trees. New windows in bedrms & living rm and new front door & service door to be installed May 2021.

9. 2021-05-28
   soldstatus $159,500
10. 2021-04-20
    status Pending 1036-char remark

    Show marketing remark (1036 chars)

    One owner home, in a quiet neighborhood, is looking for its new family! Lovely front porch & double door entry welcomes you into the open floorplan. This home is an entertainer’s dream w/kitchen positioned in the center of the home surrounded by the living/dining combo, spacious family rm & sunporch. Kitchen features 42-inch cabinets & plenty of counter space w/a view to backyard. Split 4 bedrm floorplan has the master suite at the front of the home and remaining 3 bedrms in the back. Master suite boasts a renovated bathrm w/new shower, toilet, vanity & flooring. Bedrms 2-4 are conveniently located outside of bathrm number 2, which was also completely renovated. Just off the family rm is a main floor mud/laundry rm w/plenty of cabinets & service door. Many rooms have been recently painted, new carpet in lvng, dining, fam, all 4 bedrms & sunrm. Sunroom overlooks fenced-in yard w/mature trees. New windows in bedrms & living rm and new front door & service door to be installed May 2021.

11. 2021-04-16
    listed $160,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    One owner home, in a quiet neighborhood, is looking for its new family! Lovely front porch & double door entry welcomes you into the open floorplan. This home is an entertainer’s dream w/kitchen positioned in the center of the home surrounded by the living/dining combo, spacious family rm & sunporch. Kitchen features 42-inch cabinets & plenty of counter space w/a view to backyard. Split 4 bedrm floorplan has the master suite at the front of the home and remaining 3 bedrms in the back. Master suite boasts a renovated bathrm w/new shower, toilet, vanity & flooring. Bedrms 2-4 are conveniently located outside of bathrm number 2, which was also completely renovated. Just off the family rm is a main floor mud/laundry rm w/plenty of cabinets & service door. Many rooms have been recently painted, new carpet in lvng, dining, fam, all 4 bedrms & sunrm. Sunroom overlooks fenced-in yard w/mature trees. New windows in bedrms & living rm and new front door & service door to be installed May 2021.

12. 2021-04-14
    historical $160,000 1036-char remark

    Show marketing remark (1036 chars)

    One owner home, in a quiet neighborhood, is looking for its new family! Lovely front porch & double door entry welcomes you into the open floorplan. This home is an entertainer’s dream w/kitchen positioned in the center of the home surrounded by the living/dining combo, spacious family rm & sunporch. Kitchen features 42-inch cabinets & plenty of counter space w/a view to backyard. Split 4 bedrm floorplan has the master suite at the front of the home and remaining 3 bedrms in the back. Master suite boasts a renovated bathrm w/new shower, toilet, vanity & flooring. Bedrms 2-4 are conveniently located outside of bathrm number 2, which was also completely renovated. Just off the family rm is a main floor mud/laundry rm w/plenty of cabinets & service door. Many rooms have been recently painted, new carpet in lvng, dining, fam, all 4 bedrms & sunrm. Sunroom overlooks fenced-in yard w/mature trees. New windows in bedrms & living rm and new front door & service door to be installed May 2021.

13. 1997-01-24
    soldstatus

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,034 · $169/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: $22,637
• − Mortgage interest: −$11,511
• − Property taxes: −$2,034
• − Insurance: −$1,028
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$5,978
• Taxable loss: −$1,535
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $2,259/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

+28.4% since first listed

13 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $205,500 MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $208,600 MARIS as Distributed by MLS Grid
• 2026-03-04 Price Changed $211,800 MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $215,000 MARIS as Distributed by MLS Grid
• 2022-11-16 Rental Removed — RENT.
• 2021-08-16 Sold (Public Records) — Public Records
• 2021-06-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-28 Sold (Public Records) $159,500 Public Records
• 2021-04-20 Pending — MARIS as Distributed by MLS Grid
• 2021-04-16 Listed $160,000 MARIS as Distributed by MLS Grid
• 2021-04-14 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 1997-01-24 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2022): $2,034 · +1.7% YoY. Source: county tax records.