3145 Leisurewood Ct Unit A · Florissant, MO 63033

$95,000

2 bd · 2.0 ba · 1,136 sqft · Condo public records · 129 Days on market

Built 1967 $84/sqft · 11% above area Est $85k · 11% over $318/mo HOA · 20% of rent

---

Why this score? — see what drove the B 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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.2/10.0

Listing remarks MLS

Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

Key facts

• Separate dining room
• Electric stove
• One level living

Tags

• ONE LEVEL LIVING
• SPACIOUS LIVING ROOM
• NEWER SLIDING DOOR
• SEPARATE DINING ROOM
• VERSATILE BREAKFAST ROOM
• ELECTRIC STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $52k; list at $95k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 5.0

CMA / ARV

• ARV (median comp): $85,233
• List price: $95,000
• Delta: 11.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.95×
• Total profit: $78,573
• Equity at exit: $85,584

10-year hold

• IRR: 34.1%
• Equity multiple: 9.83×
• Total profit: $234,785
• Equity at exit: $184,564

Cash invested: $26,600 (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: 221
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$40
• HOA: −$318
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $301

Break-even live

Break-even rent $1,188

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $355	-5% $328	+0% $301	+5% $274	+10% $248
Rent	-10% $177	-5% $239	+0% $301	+5% $363	+10% $425
Rate	-1.0pp $349	-0.5pp $325	base $301	+0.5pp $277	+1.0pp $252

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	0.09mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	0.21mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.21mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.49mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.52mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,088	$1.33	2d	12	0.60mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	0.74mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	44d	1	1.21mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	1.23mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.36mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	1.39mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.42mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.46mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.46mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$958	$0.78	2d	17	1.49mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $95,000 Active 129 DOM
2. 2026-06-18
   days on market $95,000 Active 126 DOM
3. 2026-06-17
   days on market $95,000 Active 125 DOM
4. 2026-06-16
   days on market $95,000 Active 124 DOM
5. 2026-06-15
   days on market $95,000 Active 123 DOM
6. 2026-06-13
   days on market $95,000 Active 121 DOM
7. 2026-06-13
   days on market $95,000 Active 120 DOM
8. 2026-06-09
   days on market $95,000 Active 117 DOM
9. 2026-06-08
   days on market $95,000 Active 116 DOM
10. 2026-06-07
    days on market $95,000 Active 115 DOM
11. 2026-06-05
    days on market $95,000 Active 112 DOM
12. 2026-06-03
    days on market $95,000 Active 111 DOM
13. 2026-06-02
    days on market $95,000 Active 110 DOM
14. 2026-06-01
    days on market $95,000 Active 109 DOM
15. 2026-05-31
    days on market $95,000 Active 108 DOM
16. 2026-04-29
    price $95,000 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

17. 2026-04-17
    status Active 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

18. 2026-04-08
    status Pending 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

19. 2026-03-26
    status Active 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

20. 2026-02-09
    historical Active Under Contract 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

21. 2026-02-03
    listed $99,900 Active 1022-char remark

    Show marketing remark (1022 chars)

    Rarely available garden condo offering the privacy of just one other unit in the building and convenient one-level living! This freshly painted 2-bedroom, 2-bath home features a spacious living room that opens to a patio through a newer sliding door. Enjoy a separate dining room plus a versatile breakfast room that could easily be converted into a third bedroom or laundry space. The kitchen is equipped with an electric stove, dishwasher, newer garbage disposal, and a Pure Systems reverse-osmosis water filtration system. The hallway bath includes a newer single-handle tub/shower valve and trim. The primary bedroom boasts a walk-in closet and private full bath. Major updates include ProVia Endure windows and vinyl plank flooring throughout most of the home, with carpet in one bedroom. Custom top-down/bottom-up shades enhance the front bedroom and breakfast room. Additional highlights include a large common basement with generous private storage and two parking spaces; one covered. Schedule your showing today!

22. 2019-07-09
    soldstatus $52,000
23. 2019-07-03
    soldstatus Closed 571-char remark

    Show marketing remark (571 chars)

    This Main Level Garden Condo offers so much, no one above you, only one other unit in building. Newer May 2019 painted throughout even the kitchen cabinets and both bathroom vanities, also all newer carpeting and vinyl in kitchen. Refrigerator in kitchen can stay with no/warranties. Master bedroom has a walk in closet and a full bath. 1 covered carport and an assigned parking space. Common basement has large private storage area with a washer & dryer that can stay w/no warranties. Seller is offering Buyer a AHS (Shield Plus) warranty. Good price on this condo.

24. 2019-06-18
    status Pending 571-char remark

    Show marketing remark (571 chars)

    This Main Level Garden Condo offers so much, no one above you, only one other unit in building. Newer May 2019 painted throughout even the kitchen cabinets and both bathroom vanities, also all newer carpeting and vinyl in kitchen. Refrigerator in kitchen can stay with no/warranties. Master bedroom has a walk in closet and a full bath. 1 covered carport and an assigned parking space. Common basement has large private storage area with a washer & dryer that can stay w/no warranties. Seller is offering Buyer a AHS (Shield Plus) warranty. Good price on this condo.

25. 2019-06-15
    price $52,900 571-char remark

    Show marketing remark (571 chars)

    This Main Level Garden Condo offers so much, no one above you, only one other unit in building. Newer May 2019 painted throughout even the kitchen cabinets and both bathroom vanities, also all newer carpeting and vinyl in kitchen. Refrigerator in kitchen can stay with no/warranties. Master bedroom has a walk in closet and a full bath. 1 covered carport and an assigned parking space. Common basement has large private storage area with a washer & dryer that can stay w/no warranties. Seller is offering Buyer a AHS (Shield Plus) warranty. Good price on this condo.

26. 2019-05-16
    listed $54,900 Active 571-char remark

    Show marketing remark (571 chars)

    This Main Level Garden Condo offers so much, no one above you, only one other unit in building. Newer May 2019 painted throughout even the kitchen cabinets and both bathroom vanities, also all newer carpeting and vinyl in kitchen. Refrigerator in kitchen can stay with no/warranties. Master bedroom has a walk in closet and a full bath. 1 covered carport and an assigned parking space. Common basement has large private storage area with a washer & dryer that can stay w/no warranties. Seller is offering Buyer a AHS (Shield Plus) warranty. Good price on this condo.

27. 2000-09-22
    soldstatus $64,000
28. 1989-03-30
    soldstatus $59,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $996 · $83/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 · 22 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: $18,837
• − Mortgage interest: −$5,321
• − Property taxes: −$996
• − Insurance: −$475
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$3,816
• − Depreciation: −$2,764
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,027/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

+61.0% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-08 Pending — MARIS as Distributed by MLS Grid
• 2026-03-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-09 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-03 Listed $99,900 MARIS as Distributed by MLS Grid
• 2019-07-09 Sold (Public Records) $52,000 Public Records
• 2019-07-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-18 Pending — MARIS as Distributed by MLS Grid
• 2019-06-15 Price Changed $52,900 MARIS as Distributed by MLS Grid
• 2019-05-16 Listed $54,900 MARIS as Distributed by MLS Grid
• 2000-09-22 Sold (Public Records) $64,000 Public Records
• 1989-03-30 Sold (Public Records) $59,000 Public Records

Property tax history

-1.3%/yr

Latest (2022): $996 · +6.2% YoY. Source: county tax records.