1045 S Waterford Dr · Florissant, MO 63033

$175,000

4 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 44 Days on market

Built 1956 7,679 sqft lot $135/sqft · 12% below area Est $198k · 12% under

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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 +21.0/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• 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

5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

Key facts

• 7,679 sq ft lot
• 2 parking spots
• Built 1956

Property features AI

Finance

• Other: Living area reported as 1,292 (public records)
• Financial info: Lease not considered
• HOA & community: Neighborhood amenities include park, playground, sidewalks, street lights, tennis courts and public bus access; Suburban setting

Exterior

• Parking: Two parking spaces; Concrete driveway with paved, off-street private parking and RV access
• Security: Storm doors
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single family residence; Updated/remodeled condition; Attached property; One level
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; House structure
• Exterior features: Front porch; Private yard; Exterior lighting; Private entrance; Back yard fencing with chain link and gate; Adjoins wooded area; Few trees; Front yard; Level, rectangular lot; Near public transit; Private lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Water heater
• Bedrooms: Five bedrooms on the main level
• Flooring: Carpet; Simulated wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan with kitchen/dining room combo; Storage; Lighting
• Laundry & utility: Inside laundry on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $174k (0.7% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $198,075
• List price: $175,000
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 Rogers Ln	0.29mi	3/2.0 (-1)	1,309 (+1%)	1mo	$150,000	$115	74
3135 Kingsley Dr	0.41mi	3/2.0 (-1)	1,310 (+1%)	3mo	$194,000	$148	67
3130 Kingsley Dr	0.38mi	3/2.0 (-1)	1,226 (-5%)	3mo	$205,000	$167	62
1030 Robinwood Dr	0.36mi	3/2.0 (-1)	1,196 (-7%)	5mo	$135,000	$113	58
815 Robinwood Dr	0.40mi	3/1.0 (-1)	1,148 (-11%)	2mo	$179,900	$157	56
375 Waterford Dr	0.36mi	3/2.0 (-1)	1,197 (-7%)	8mo	$149,900	$125	55
2325 Allen Dr	0.55mi	5/2.0 (+1)	1,380 (+7%)	1mo	$169,900	$123	53
3135 Durwood Dr	0.58mi	3/2.0 (-1)	1,232 (-5%)	4mo	$149,500	$121	52
2740 Holiday Hill Dr	0.36mi	3/1.0 (-1)	1,107 (-14%)	3mo	$99,900	$90	52
750 Saint Anthony Ln	0.53mi	3/2.0 (-1)	1,399 (+8%)	2mo	$169,000	$121	50
205 Lynn Meadows Ln	0.45mi	3/1.0 (-1)	1,104 (-15%)	1mo	$135,000	$122	49
2320 Allen Dr	0.53mi	3/2.0 (-1)	1,197 (-7%)	8mo	$145,000	$121	48

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: 30.4%
• Equity multiple: 3.43×
• Total profit: $119,291
• Equity at exit: $157,654

10-year hold

• IRR: 27.7%
• Equity multiple: 8.32×
• Total profit: $358,878
• Equity at exit: $339,987

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$918
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $248

Break-even live

Break-even rent $1,424

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.19mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	0.19mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	0.41mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.43mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	0.44mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.50mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	0.50mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	0.63mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.63mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	0.66mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.73mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.85mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.87mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.88mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	0.91mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	0.92mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.95mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	44d	1	0.96mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.00mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.08mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.10mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.17mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.22mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	24d	1	1.37mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.37mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.38mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.38mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $175,000 Pending 44 DOM
2. 2026-06-13
   days on market $175,000 Active 43 DOM
3. 2026-06-09
   days on market $175,000 Active 40 DOM
4. 2026-06-08
   days on market $175,000 Active 39 DOM
5. 2026-06-07
   days on market $175,000 Active 38 DOM
6. 2026-06-05
   pricedays on market $175,000 Active 35 DOM
7. 2026-06-03
   days on market $180,000 Active 34 DOM
8. 2026-06-02
   days on market $180,000 Active 33 DOM
9. 2026-06-01
   days on market $180,000 Active 32 DOM
10. 2026-05-31
    days on market $180,000 Active 31 DOM
11. 2026-05-01
    listed $180,000 Active 955-char remark
12. 2026-04-29
    historical $180,000 955-char remark
13. 2023-01-11
    soldstatus $175,000
14. 2022-11-28
    historical
15. 2022-04-08
    soldstatus Closed 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

16. 2022-04-08
    soldstatus $87,900

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

17. 2022-04-03
    status Pending 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

18. 2022-03-07
    status Active 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

19. 2022-02-28
    status Pending 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

20. 2021-12-24
    status Active 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

21. 2021-12-23
    historical 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

22. 2021-12-03
    price $87,900 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

23. 2021-10-20
    status Active 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

24. 2021-10-11
    status Pending 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

25. 2021-09-22
    listed $89,900 Active 169-char remark

    Show marketing remark (169 chars)

    5 bedroom home in Florissant sold as-is. The previous owner converted the master bath to a larger main bath. The master bath can be easily restored. Come take a look.

26. 2021-09-21
    soldstatus $72,500
27. 2021-09-09
    soldstatus $68,000
28. 2021-08-16
    soldstatus $56,000
29. 1964-07-24
    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: $1,614 · $134/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$84/yr (+$7/mo · 5.2%)

ⓘ 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: $20,850
• − Mortgage interest: −$9,803
• − Property taxes: −$1,614
• − Insurance: −$875
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,091
• Taxable income: $132
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,939/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

+212.5% since first listed

22 events — show timeline

• 2026-06-13 Pending — MARIS as Distributed by MLS Grid
• 2026-06-04 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-06-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $180,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $180,000 MARIS as Distributed by MLS Grid
• 2023-01-11 Sold (Public Records) $175,000 Public Records
• 2022-11-28 Rental Removed — RENT.
• 2022-04-08 Sold (Public Records) $87,900 Public Records
• 2022-04-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-03 Pending — MARIS as Distributed by MLS Grid
• 2022-03-07 Relisted — MARIS as Distributed by MLS Grid
• 2022-02-28 Pending — MARIS as Distributed by MLS Grid
• 2021-12-24 Relisted — MARIS as Distributed by MLS Grid
• 2021-12-23 Delisted — MARIS as Distributed by MLS Grid
• 2021-12-03 Price Changed $87,900 MARIS as Distributed by MLS Grid
• 2021-10-20 Relisted — MARIS as Distributed by MLS Grid
• 2021-10-11 Pending — MARIS as Distributed by MLS Grid
• 2021-09-22 Listed $89,900 MARIS as Distributed by MLS Grid
• 2021-09-21 Sold (Public Records) $72,500 Public Records
• 2021-09-09 Sold (Public Records) $68,000 Public Records
• 2021-08-16 Sold (Public Records) $56,000 Public Records
• 1964-07-24 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2022): $1,614 · +1.7% YoY. Source: county tax records.