1600 Chickadee Ln · Florissant, MO 63031

$165,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 56 Days on market

Built 1960 0.29 ac lot $161/sqft · at area comps Est $173k · at est.

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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 +19.9/30.0
• ARV discount +9.6/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice updated ranch with 3 bedrooms and 1.5 bathrooms. Main level has wood floors or luxury vinyl in bathrooms and kitchen. A large living room with nice windows for lots of light with ceiling fan/lights. Both bathrooms have been updated. Bedroom 2 and 3 are also nice sized. Kitchen has been updated with stainless steel appliances, and all appliances are to stay. Full unfinished lower level with laundry room and plenty of storage. Attached 1 car over-sized garage, covered patio, and level fenced in backyard. Utility shed also stays. Home is located at the end of the street.

Key facts

• 0.29 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $110k; list at $165k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1960 — 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: 1.01% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $172,990
• List price: $165,000
• Delta: -4.62%
• 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
1910 Flamingo Dr	0.25mi	3/1.0	1,025 (0%)	1mo	$199,500	$195	85
1315 Thrush Ln	0.26mi	3/1.0	1,092 (+6%)	3mo	$159,900	$146	72
2328 Urbandale Dr	0.55mi	3/2.0	1,025 (0%)	1mo	$140,400	$137	72
2370 Hawthorne Manor Dr	0.42mi	3/1.0	952 (-7%)	1mo	$175,900	$185	66
2490 Mullanphy Ln	0.42mi	3/1.0	952 (-7%)	2mo	$167,500	$176	64
2377 Farflung Dr	0.48mi	3/2.5	1,100 (+7%)	2mo	$204,900	$186	60
1370 Flicker Dr	0.71mi	3/2.0	1,008 (-2%)	3mo	$150,000	$149	59
2397 Millvalley Dr	0.47mi	4/2.0 (+1)	1,100 (+7%)	1mo	$169,900	$154	58
2425 Lindsay Ln	0.60mi	3/1.0	960 (-6%)	2mo	$205,000	$214	58
2052 Aristocrat Dr	0.73mi	3/1.5	960 (-6%)	1mo	$89,900	$94	54
290 Francisca Dr	0.73mi	3/1.5	1,092 (+6%)	1mo	$145,000	$133	54
1435 Aspen Dr	0.69mi	3/1.0	912 (-11%)	1mo	$134,000	$147	46

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-11,896
• Equity at exit: $24,602

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $15,114
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$865
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $199

Break-even live

Break-even rent $1,420

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $292	-5% $246	+0% $199	+5% $152	+10% $105
Rent	-10% $67	-5% $133	+0% $199	+5% $265	+10% $331
Rate	-1.0pp $282	-0.5pp $241	base $199	+0.5pp $156	+1.0pp $113

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.17mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.28mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	0.36mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.43mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.50mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.53mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	17d	1	0.59mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.64mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.66mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.81mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.86mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	0.89mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.02mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.04mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.14mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.18mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.21mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.23mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.26mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.30mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	2d	14	1.34mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.42mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.42mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $165,000 Active 56 DOM
2. 2026-06-17
   days on market $165,000 Active 55 DOM
3. 2026-06-16
   days on market $165,000 Active 54 DOM
4. 2026-06-15
   days on market $165,000 Active 53 DOM
5. 2026-06-13
   days on market $165,000 Active 51 DOM
6. 2026-06-13
   days on market $165,000 Active 50 DOM
7. 2026-06-09
   days on market $165,000 Active 47 DOM
8. 2026-06-08
   days on market $165,000 Active 46 DOM
9. 2026-06-07
   days on market $165,000 Active 45 DOM
10. 2026-06-05
    days on market $165,000 Active 42 DOM
11. 2026-06-03
    days on market $165,000 Active 41 DOM
12. 2026-06-02
    days on market $165,000 Active 40 DOM
13. 2026-06-01
    days on market $165,000 Active 39 DOM
14. 2026-05-31
    days on market $165,000 Active 38 DOM
15. 2026-05-15
    status Active 579-char remark

    Show marketing remark (579 chars)

    Nice updated ranch with 3 bedrooms and 1.5 bathrooms. Main level has wood floors or luxury vinyl in bathrooms and kitchen. A large living room with nice windows for lots of light with ceiling fan/lights. Both bathrooms have been updated. Bedroom 2 and 3 are also nice sized. Kitchen has been updated with stainless steel appliances, and all appliances are to stay. Full unfinished lower level with laundry room and plenty of storage. Attached 1 car over-sized garage, covered patio, and level fenced in backyard. Utility shed also stays. Home is located at the end of the street.

16. 2026-05-11
    historical Active Under Contract 579-char remark

    Show marketing remark (579 chars)

    Nice updated ranch with 3 bedrooms and 1.5 bathrooms. Main level has wood floors or luxury vinyl in bathrooms and kitchen. A large living room with nice windows for lots of light with ceiling fan/lights. Both bathrooms have been updated. Bedroom 2 and 3 are also nice sized. Kitchen has been updated with stainless steel appliances, and all appliances are to stay. Full unfinished lower level with laundry room and plenty of storage. Attached 1 car over-sized garage, covered patio, and level fenced in backyard. Utility shed also stays. Home is located at the end of the street.

17. 2026-04-24
    listed $165,000 Active 579-char remark

    Show marketing remark (579 chars)

    Nice updated ranch with 3 bedrooms and 1.5 bathrooms. Main level has wood floors or luxury vinyl in bathrooms and kitchen. A large living room with nice windows for lots of light with ceiling fan/lights. Both bathrooms have been updated. Bedroom 2 and 3 are also nice sized. Kitchen has been updated with stainless steel appliances, and all appliances are to stay. Full unfinished lower level with laundry room and plenty of storage. Attached 1 car over-sized garage, covered patio, and level fenced in backyard. Utility shed also stays. Home is located at the end of the street.

18. 2026-04-13
    historical $165,000 579-char remark

    Show marketing remark (579 chars)

    Nice updated ranch with 3 bedrooms and 1.5 bathrooms. Main level has wood floors or luxury vinyl in bathrooms and kitchen. A large living room with nice windows for lots of light with ceiling fan/lights. Both bathrooms have been updated. Bedroom 2 and 3 are also nice sized. Kitchen has been updated with stainless steel appliances, and all appliances are to stay. Full unfinished lower level with laundry room and plenty of storage. Attached 1 car over-sized garage, covered patio, and level fenced in backyard. Utility shed also stays. Home is located at the end of the street.

19. 2018-08-14
    soldstatus $109,900
20. 2018-08-08
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

21. 2018-08-07
    soldstatus Closed 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

22. 2018-05-22
    historical Contingent (No Kickout) 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

23. 2018-05-04
    price $109,900 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

24. 2018-04-12
    price $115,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

25. 2018-02-20
    price $120,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

26. 2018-02-07
    price $122,500 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

27. 2018-01-19
    listed $125,000 Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to 1600 Chickadee, a beautiful ranch located on a large level lot on a quiet street in Florissant. This home is a true must see! Updates that will be sure to catch your eye include: the kitchen cabinets, counters, flooring, and appliances. Beautiful wood floors sprawl through the home. Be sure to check out the updates in the bathrooms as well! Fresh paint and fixtures give this charming home perfect finishing touches. Swing by and take a look at what all the excitement is about!

28. 2017-10-09
    soldstatus $45,000
29. 2000-02-11
    soldstatus
30. 1960-11-18
    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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $20,065
• − Mortgage interest: −$9,243
• − Property taxes: −$2,257
• − Insurance: −$825
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,800
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,451/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: 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

+266.7% since first listed

16 events — show timeline

• 2026-05-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-11 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2018-08-14 Sold (Public Records) $109,900 Public Records
• 2018-08-08 Pending — MARIS as Distributed by MLS Grid
• 2018-08-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-05-22 Contingent — MARIS as Distributed by MLS Grid
• 2018-05-04 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2018-04-12 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2018-02-20 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2018-02-07 Price Changed $122,500 MARIS as Distributed by MLS Grid
• 2018-01-19 Listed $125,000 MARIS as Distributed by MLS Grid
• 2017-10-09 Sold (Public Records) $45,000 Public Records
• 2000-02-11 Sold (Public Records) — Public Records
• 1960-11-18 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2022): $2,257 · +2.7% YoY. Source: county tax records.