2240 Windsor Dr · Florissant, MO 63033

$198,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 1 Days on market

Built 1964 8,158 sqft lot $143/sqft · 7% below area Est $212k · 7% 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 +15.9/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Welcome to your New Home!! Come into the foyer where you have a closet so that you can hang coats as you come into the home. To the left you have the Living Room that flows on into the Dining Room area with windows for plenty of natural lighting and a beautiful chandler. Kitchen has been nicely updated with lots of counter space, cabinets and a small pantry. You have a Master Bedroom with a full bath and another full bath in the hall. There are 2 additional bedrooms. The large Family Room has a large window and has access to the 2 level deck and yard. Lower level is partially finished and can be used, as additional living space, family rec room, and much more, You also have a attached gara

Key facts

• Covered porch
• 2 level deck
• Foyer closet

Tags

• FOYER CLOSET
• UPDATED KITCHEN
• 2 LEVEL DECK
• COVERED PORCH
• PARTIALLY FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Near public transit; Asphalt city street frontage; Lot dimensions approximately 120 x 68
• HOA & community: No HOA; Community features include sidewalks, street lights and public bus access

Exterior

• Parking: Attached garage (1 car); Garage with garage door opener; Additional parking and on-street parking
• Utilities: Public water; Public sewer; Electric service via Ameren; Cable available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single family residence; Updated/remodeled condition; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Covered front porch; Deck; Private yard; Privacy and chain-link fencing in back yard; Storm doors

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Simulated wood flooring; Wood flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Pantry; Insulated windows with screens and storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $177k (10.6% below list).
• Recommended offer: $177k (10.6% 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: 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 32% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $153k; 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 $176,979 (10.6% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $212,002
• List price: $198,000
• Delta: -6.60%
• 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
2940 Dover Dr	0.15mi	3/2.0	1,402 (+2%)	1mo	$210,000	$150	90
2560 Woodsage Dr	0.30mi	3/3.0	1,390 (+1%)	1mo	$220,000	$158	80
4 Cameo Ct	0.36mi	3/2.5	1,405 (+2%)	1mo	$150,000	$107	78
2945 Dover Dr	0.14mi	4/2.0 (+1)	1,470 (+6%)	2mo	$185,400	$126	76
2910 Wellington Dr	0.17mi	4/2.0 (+1)	1,517 (+10%)	2mo	$159,900	$105	69
2405 Orleans Ln	0.57mi	3/1.5	1,424 (+3%)	2mo	$239,900	$168	64
7 Darwin Ct	0.26mi	4/2.0 (+1)	1,560 (+13%)	0mo	$200,000	$128	61
9 Darwin Ct	0.30mi	3/3.0	1,540 (+12%)	4mo	$235,000	$153	60
2570 Guildford Dr	0.57mi	3/2.0	1,274 (-8%)	5mo	$180,000	$141	56
1730 Kay Dr	0.68mi	3/1.0	1,467 (+6%)	3mo	$150,000	$102	51
8 Winners Cir	0.69mi	4/2.0 (+1)	1,312 (-5%)	5mo	$249,900	$190	51
1585 Pepperhill Dr	0.74mi	3/2.0	1,204 (-13%)	2mo	$225,000	$187	42

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: 27.4%
• Equity multiple: 3.21×
• Total profit: $122,327
• Equity at exit: $178,374

10-year hold

• IRR: 25.2%
• Equity multiple: 7.78×
• Total profit: $375,806
• Equity at exit: $384,670

Cash invested: $55,440 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $96

Break-even live

Break-even rent $1,648

Max offer price $198,000

Occupancy floor 90%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	0.35mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	44d	1	0.50mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.55mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.59mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.67mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	0.68mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	18d	1	0.74mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.76mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.83mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	0.96mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.97mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.98mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.99mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.11mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.14mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	1.20mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.24mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.28mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.37mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.38mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	44d	1	1.46mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.47mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	1.48mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.48mi

Listing history 27 events

1. 2026-06-19
   days on marketlisting id $198,000 Active 1 DOM
2. 2026-06-03
   days on market $198,000 Active 52 DOM
3. 2026-06-02
   days on market $198,000 Active 51 DOM
4. 2026-06-01
   days on market $198,000 Active 50 DOM
5. 2026-06-01
   price $198,000 Active 49 DOM
6. 2026-05-31
   days on market $209,000 Active 49 DOM
7. 2026-05-15
   price $209,000 809-char remark
8. 2026-05-04
   price $210,000 809-char remark
9. 2026-04-24
   price $215,000 809-char remark
10. 2026-04-17
    price $225,000 809-char remark
11. 2026-04-12
    listed $235,000 Active 809-char remark
12. 2023-07-09
    historical
13. 2023-04-18
    price $220,000
14. 2023-04-06
    price $230,000
15. 2023-03-01
    price $239,900
16. 2023-02-22
    price $240,500
17. 2023-02-09
    status Active
18. 2023-02-03
    historical Active Under Contract
19. 2023-02-02
    status Pending
20. 2023-01-30
    price $242,500
21. 2023-01-24
    price $245,900
22. 2023-01-18
    listed $250,000 Active
23. 2022-08-12
    soldstatus $153,000
24. 2022-08-12
    soldstatus
25. 2000-03-22
    soldstatus
26. 1998-10-02
    soldstatus
27. 1994-05-02
    soldstatus $79,900

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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: $21,237
• − Mortgage interest: −$11,091
• − Property taxes: −$2,177
• − Insurance: −$990
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,760
• Taxable loss: −$2,178
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $1,674/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: 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

+147.8% since first listed

23 events — show timeline

• 2026-06-18 Listed $198,000 MARIS as Distributed by MLS Grid
• 2026-06-01 Price Changed $198,000 MARIS as Distributed by MLS Grid
• 2026-05-15 Price Changed $209,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $210,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $215,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2026-04-12 Listed $235,000 MARIS as Distributed by MLS Grid
• 2023-07-09 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-18 Price Changed $220,000 MARIS as Distributed by MLS Grid
• 2023-04-06 Price Changed $230,000 MARIS as Distributed by MLS Grid
• 2023-03-01 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2023-02-22 Price Changed $240,500 MARIS as Distributed by MLS Grid
• 2023-02-09 Relisted — MARIS as Distributed by MLS Grid
• 2023-02-03 Contingent — MARIS as Distributed by MLS Grid
• 2023-02-02 Pending — MARIS as Distributed by MLS Grid
• 2023-01-30 Price Changed $242,500 MARIS as Distributed by MLS Grid
• 2023-01-24 Price Changed $245,900 MARIS as Distributed by MLS Grid
• 2023-01-18 Listed $250,000 MARIS as Distributed by MLS Grid
• 2022-08-12 Sold (Public Records) — Public Records
• 2022-08-12 Sold (Public Records) $153,000 Public Records
• 2000-03-22 Sold (Public Records) — Public Records
• 1998-10-02 Sold (Public Records) — Public Records
• 1994-05-02 Sold (Public Records) $79,900 Public Records

Property tax history

+2.8%/yr

Latest (2022): $2,177 · +0.3% YoY. Source: county tax records.