1 Winstead Pl · Florissant, MO 63031

$198,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 26 Days on market

Built 1954 Good condition 7,758 sqft lot Est $210k · 6% under

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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 +14.2/30.0
• ARV discount +10.1/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss 1 Winstead Pl, recently updated to provide a refreshed living experience with fresh interior paint and a partial flooring replacement that enhances the entire layout. The functional patio extends the living space outdoors, connecting seamlessly to a fully fenced in backyard, suitable for various activities. A perfect blend of fresh updates and functional outdoor living. Included 100-Day Home Warranty with buyer activation

Key facts

• Functional patio
• 7,758 sq ft lot
• Garage

Tags

• FUNCTIONAL PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Home warranty included; Seller may consider concession

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story
• Construction: Built with other construction materials
• Exterior features: Private ownership; Lot dimensions approximately 80 x 90

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Partial basement; One level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $34 ($406/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 (10.4% below list).
• Recommended offer: $177k (10.4% 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.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 students, 67% FRL); Northwest Middle (math 18% / reading 26%, grade F, #332 of 391 statewide, top 86%, 767 students, 62% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $177,485 (10.4% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $210,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Manor Dr	0.48mi	3/2.5	1,588 (+1%)	0mo	$250,000	$157	74
1045 Estes Dr	0.53mi	3/2.0	1,596 (+2%)	2mo	$220,000	$138	71
17 Glynn Dr	0.43mi	3/2.0	1,509 (-4%)	3mo	$139,900	$93	71
655 Loyola Dr	0.53mi	3/1.0	1,600 (+2%)	2mo	$184,900	$116	66
1125 Florland Dr	0.49mi	3/3.0	1,482 (-6%)	1mo	$229,900	$155	63
265 Monterey Dr	0.48mi	2/1.0 (-1)	1,612 (+3%)	1mo	$167,000	$104	63
39 Radford Dr	0.55mi	3/1.0	1,652 (+5%)	2mo	$194,900	$118	60
145 Ruth Dr	0.41mi	3/2.0	1,400 (-11%)	5mo	$159,900	$114	59
130 Saint Antoine St	0.71mi	3/2.0	1,492 (-5%)	1mo	$200,000	$134	58
310 Francisca Dr	0.74mi	3/2.0	1,674 (+7%)	4mo	$230,000	$137	51
1725 Gerald Ave	0.70mi	3/2.0	1,710 (+9%)	3mo	$199,900	$117	50
770 Kostka Ln	0.75mi	3/1.5	1,444 (-8%)	1mo	$199,900	$138	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-27,609
• Equity at exit: $29,522

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-11,489
• Equity at exit: $17,119

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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $34

Break-even live

Break-even rent $1,732

Max offer price $198,000

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $102	+0% $34	+5% $-35	+10% $-103
Rent	-10% $-106	-5% $-36	+0% $34	+5% $104	+10% $174
Rate	-1.0pp $134	-0.5pp $84	base $34	+0.5pp $-18	+1.0pp $-70

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	3d	1	0.29mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	0.44mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,561	$1.11	0d	1	0.46mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	0.53mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	4d	1	0.77mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	5d	1	0.79mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	0.87mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	18d	1	0.91mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	45d	1	1.03mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	1.06mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	1.07mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	1.18mi
14 Rivermeadows Dr Florissant, MO	3.0	2.0	1587	$2,386	$1.50	16d	1	1.21mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	18d	1	1.25mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	16d	1	1.29mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	45d	1	1.30mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	5d	1	1.31mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	1.38mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	14d	1	1.42mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	1.44mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	25d	1	1.44mi
560 Bardot Dr Florissant, MO	3.0	2.0	1976	$1,875	$0.95	0d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $198,000 Active 26 DOM
2. 2026-06-18
   days on market $198,000 Active 23 DOM
3. 2026-06-17
   days on market $198,000 Active 22 DOM
4. 2026-06-16
   days on market $198,000 Active 21 DOM
5. 2026-06-15
   days on market $198,000 Active 20 DOM
6. 2026-06-13
   days on market $198,000 Active 18 DOM
7. 2026-06-13
   days on market $198,000 Active 17 DOM
8. 2026-06-09
   days on market $198,000 Active 14 DOM
9. 2026-06-08
   days on market $198,000 Active 13 DOM
10. 2026-06-07
    days on market $198,000 Active 12 DOM
11. 2026-06-05
    days on market $198,000 Active 9 DOM
12. 2026-06-03
    days on market $198,000 Active 8 DOM
13. 2026-06-02
    days on market $198,000 Active 7 DOM
14. 2026-06-01
    days on market $198,000 Active 6 DOM
15. 2026-05-31
    days on market $198,000 Active 5 DOM
16. 2026-05-26
    listed $198,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,298
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$5,760
• Taxable loss: −$2,921
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,107/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.

Condition & rehab AI · 17 photos

Good 75/100 Cosmetic rehab

This home has been recently updated with fresh paint and flooring, making it move-in ready with good curb appeal and functional living spaces.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace kitchen countertops — modernizes kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace kitchen countertops — modernizes kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

1 event — show timeline

• 2026-05-26 Listed $198,000 MARIS as Distributed by MLS Grid