1606 Willow Wren Ct #305 · Florissant, MO 63033

$52,500

1 bd · 1.0 ba · 736 sqft · Condo public records · 69 Days on market

Built 1984 $252/mo HOA · 21% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

Key facts

• $252 HOA
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $52k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($363 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $12k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $52k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $49,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 2.31% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.38%
• DSCR: 2.31
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.4%
• Equity multiple: 4.91×
• Total profit: $57,433
• Equity at exit: $47,296

10-year hold

• IRR: 46.5%
• Equity multiple: 12.25×
• Total profit: $165,417
• Equity at exit: $101,996

Cash invested: $14,700 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$22
• HOA: −$252
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $360

Break-even live

Break-even rent $758

Max offer price $52,500

Occupancy floor 65%

Sensitivity live

Price	-10% $390	-5% $375	+0% $360	+5% $345	+10% $330
Rent	-10% $264	-5% $312	+0% $360	+5% $408	+10% $456
Rate	-1.0pp $386	-0.5pp $373	base $360	+0.5pp $346	+1.0pp $332

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $252 · $3,024/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-06
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

2. 2026-04-20
   price $52,500 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

3. 2026-04-02
   price $54,900 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

4. 2026-03-19
   price $59,900 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

5. 2026-02-27
   listed $64,900 Active 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

6. 2026-02-20
   historical $64,900 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

7. 2026-02-19
   listed $64,900 Active 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

8. 2026-02-13
   historical $64,900 565-char remark

   Show marketing remark (565 chars)

   Completely updated 1 bed, 1 bath condo with 736 sqft of modern living space. The kitchen is beautifully renovated with a stylish tile backsplash, solid surface countertops, and stainless steel appliances. Updates continue throughout with refreshed doors, trim, and flooring, creating a clean, contemporary feel. The bathroom has been fully updated with a full tile surround for a sleek, spa-like finish. Move-in ready and turnkey — the only thing left is to make it your own. Perfect for first-time buyers or anyone looking for a low-maintenance, modern home.

9. 2023-11-29
   soldstatus Closed 873-char remark

   Show marketing remark (873 chars)

   Renovation / remodel 2023. Light and bright kitchen w/ 42 inch cabinets, granite counter tops & center island/ breakfast bar. Tiled back splash. Stainless steel appliances- Refrigerator, microwave & dishwasher. Can lights & under cabinet lights. Pantry w/ wood shelving. Open floor plan with large living room / great room feel. Woodburning fireplace w/ shiplap accent wall. Newer luxury vinyl flooring ( wood look in open area & tiled look in updated bath. Newer cammode, vanity & custom tiled shower. The Jack n Jill bath from the hallway & the Master bedroom walk-in closet. Master bedroom has new carpet. New Central Air conditioning. White 6 panel doors & newer light fixtures throughout. Slider leads to deck. In unity laundry with new washer & dryer that stay! Freshly painted interior. Convenient storage unit across the hall.

10. 2023-10-29
    status Pending 873-char remark

    Show marketing remark (873 chars)

    Renovation / remodel 2023. Light and bright kitchen w/ 42 inch cabinets, granite counter tops & center island/ breakfast bar. Tiled back splash. Stainless steel appliances- Refrigerator, microwave & dishwasher. Can lights & under cabinet lights. Pantry w/ wood shelving. Open floor plan with large living room / great room feel. Woodburning fireplace w/ shiplap accent wall. Newer luxury vinyl flooring ( wood look in open area & tiled look in updated bath. Newer cammode, vanity & custom tiled shower. The Jack n Jill bath from the hallway & the Master bedroom walk-in closet. Master bedroom has new carpet. New Central Air conditioning. White 6 panel doors & newer light fixtures throughout. Slider leads to deck. In unity laundry with new washer & dryer that stay! Freshly painted interior. Convenient storage unit across the hall.

11. 2023-10-27
    listed $65,000 Active 873-char remark

    Show marketing remark (873 chars)

    Renovation / remodel 2023. Light and bright kitchen w/ 42 inch cabinets, granite counter tops & center island/ breakfast bar. Tiled back splash. Stainless steel appliances- Refrigerator, microwave & dishwasher. Can lights & under cabinet lights. Pantry w/ wood shelving. Open floor plan with large living room / great room feel. Woodburning fireplace w/ shiplap accent wall. Newer luxury vinyl flooring ( wood look in open area & tiled look in updated bath. Newer cammode, vanity & custom tiled shower. The Jack n Jill bath from the hallway & the Master bedroom walk-in closet. Master bedroom has new carpet. New Central Air conditioning. White 6 panel doors & newer light fixtures throughout. Slider leads to deck. In unity laundry with new washer & dryer that stay! Freshly painted interior. Convenient storage unit across the hall.

12. 2023-05-30
    soldstatus
13. 2023-05-26
    soldstatus Closed
14. 2023-04-28
    status Pending
15. 2023-04-27
    status Active
16. 2023-04-17
    historical Active Under Contract
17. 2023-04-10
    listed $40,000 Active
18. 1995-01-25
    soldstatus $29,500
19. 1985-08-01
    soldstatus $41,000
20. 1985-08-01
    soldstatus
21. 1984-08-01
    soldstatus $39,000

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $592 · $49/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: $14,558
• − Mortgage interest: −$2,941
• − Property taxes: −$592
• − Insurance: −$262
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − HOA: −$3,024
• − Depreciation: −$1,527
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,387/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

+34.6% since first listed

21 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $52,500 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $64,900 MARIS as Distributed by MLS Grid
• 2026-02-20 Coming Soon $64,900 MARIS as Distributed by MLS Grid
• 2026-02-19 Listed $64,900 MARIS as Distributed by MLS Grid
• 2026-02-13 Coming Soon $64,900 MARIS as Distributed by MLS Grid
• 2023-11-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-10-29 Pending — MARIS as Distributed by MLS Grid
• 2023-10-27 Listed $65,000 MARIS as Distributed by MLS Grid
• 2023-05-30 Sold (Public Records) — Public Records
• 2023-05-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-28 Pending — MARIS as Distributed by MLS Grid
• 2023-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-17 Contingent — MARIS as Distributed by MLS Grid
• 2023-04-10 Listed $40,000 MARIS as Distributed by MLS Grid
• 1995-01-25 Sold (Public Records) $29,500 Public Records
• 1985-08-01 Sold (Public Records) — Public Records
• 1985-08-01 Sold (Public Records) $41,000 Public Records
• 1984-08-01 Sold (Public Records) $39,000 Public Records

Property tax history

-1.8%/yr

Latest (2022): $592 · +1.7% YoY. Source: county tax records.