1440 Tina Dr · Florissant, MO 63033

$250,000

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 33 Days on market

Built 1964 0.26 ac lot $153/sqft · 6% above area Est $331k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

Key facts

• Prominent fireplace
• Covered patio
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• ACCENT BACKSPLASH
• PROMINENT FIREPLACE
• COVERED PATIO

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Other construction materials
• Exterior features: Private ownership; Lot dimensions approximately 80 x 121; Lot includes non-specified other features

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Partial basement; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.7% below list).
• Recommended offer: $188k (24.7% 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: Commons Lane Elementary (291 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; 12 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 34% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,134 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $330,897
• List price: $250,000
• Delta: -24.45%
• 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
35 Wild Ridge/hazeltine	0.21mi	3/2.0	1,612 (-1%)	1mo	$317,742	$197	87
Lot 8 Wild Ridge/ Hazeltine	0.21mi	3/2.0	1,612 (-1%)	6mo	$334,967	$208	82
33 Club Grounds South Dr	0.12mi	3/3.0	1,771 (+8%)	1mo	$235,000	$133	76
Lot 6 Wildridge Ests	0.09mi	3/2.0	1,826 (+12%)	6mo	$369,900	$203	71
3940 Parker Rd	0.42mi	3/1.5	1,705 (+4%)	4mo	$182,000	$107	68
4359 Blythewood Dr	0.44mi	3/3.0	1,684 (+3%)	5mo	$250,000	$148	66
4424 Cloverbrook Dr	0.41mi	3/2.0	1,521 (-7%)	5mo	$249,900	$164	65
3680 Pyrenees Dr	0.52mi	3/2.0	1,703 (+4%)	6mo	$234,900	$138	64
1 Club Grounds North Dr	0.36mi	3/2.0	1,426 (-13%)	4mo	$209,900	$147	58
12870 Old Halls Ferry Rd	0.58mi	3/2.0	1,761 (+8%)	6mo	$225,000	$128	55
1480 Surrey Dr	0.48mi	3/2.0	1,415 (-14%)	5mo	$139,900	$99	51
2010 Cordoba Dr	0.61mi	3/2.0	1,436 (-12%)	2mo	$229,900	$160	50

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: 23.9%
• Equity multiple: 2.94×
• Total profit: $135,864
• Equity at exit: $225,220

10-year hold

• IRR: 22.3%
• Equity multiple: 7.13×
• Total profit: $428,951
• Equity at exit: $485,695

Cash invested: $70,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-144

Break-even live

Break-even rent $2,064

Max offer price $224,521

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	1d	1	0.56mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	1d	17	0.61mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	14d	1	0.68mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	0.79mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	0.84mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.08mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.15mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.24mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.33mi
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	22d	1	1.44mi
5364 Trailview Dr Black Jack, MO	4.0	3.0	1992	$2,330	$1.17	22d	1	1.48mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	1.48mi

Listing history 23 events

1. 2026-06-15
   status $250,000 Pending 33 DOM
2. 2026-06-15
   days on market $250,000 Active 33 DOM
3. 2026-06-13
   days on market $250,000 Active 31 DOM
4. 2026-06-13
   pricedays on market $250,000 Active 30 DOM
5. 2026-06-09
   days on market $258,000 Active 27 DOM
6. 2026-06-08
   days on market $258,000 Active 26 DOM
7. 2026-06-07
   days on market $258,000 Active 25 DOM
8. 2026-06-05
   days on market $258,000 Active 22 DOM
9. 2026-06-03
   days on market $258,000 Active 21 DOM
10. 2026-06-02
    days on market $258,000 Active 20 DOM
11. 2026-06-01
    days on market $258,000 Active 19 DOM
12. 2026-05-31
    days on market $258,000 Active 18 DOM
13. 2026-05-13
    listed $266,000 Active 492-char remark
14. 2018-09-14
    soldstatus Closed 541-char remark

    Show marketing remark (541 chars)

    Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

15. 2018-09-10
    status Pending 541-char remark

    Show marketing remark (541 chars)

    Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

16. 2018-08-01
    historical Contingent (No Kickout) 541-char remark

    Show marketing remark (541 chars)

    Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

17. 2018-07-07
    price $158,900 541-char remark

    Show marketing remark (541 chars)

    Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

18. 2018-06-14
    listed $163,900 Active 541-char remark

    Show marketing remark (541 chars)

    Brick Ranch w/Rear Entry Garage in Majestic Tree Shaded Paddock Estates * Winner of "Florissant Garden of the Month" for May * Home boasts: Large Covered Front Porch, Hardwood Floors, Hard Surface Kitchen counters, Beautiful Wood burning Fireplace with Granite Hearth, Crown Molding, Updated Cultured Marble Bathrooms, Enclosed Sun Room with Skylight, Garage Opener & extra parking Pads in rear, Huge Partially Finished LL - All this under a New Roof installation 2017 * Check out this Awesome home - Pride in Ownership here!

19. 2017-09-06
    price $169,900
20. 2017-08-23
    price $173,000
21. 2017-08-05
    price $176,500
22. 2017-07-19
    price $177,000
23. 1987-06-01
    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: $2,584 · $215/mo
• Projected year-2 tax: $2,584 · $215/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 · 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: $22,576
• − Mortgage interest: −$14,004
• − Property taxes: −$2,584
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$7,273
• Taxable loss: −$6,146
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $-256/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

+41.2% since first listed

14 events — show timeline

• 2026-06-15 Pending — MARIS as Distributed by MLS Grid
• 2026-06-11 Price Changed $250,000 MARIS as Distributed by MLS Grid
• 2026-05-28 Price Changed $258,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $266,000 MARIS as Distributed by MLS Grid
• 2018-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-09-10 Pending — MARIS as Distributed by MLS Grid
• 2018-08-01 Contingent — MARIS as Distributed by MLS Grid
• 2018-07-07 Price Changed $158,900 MARIS as Distributed by MLS Grid
• 2018-06-14 Listed $163,900 MARIS as Distributed by MLS Grid
• 2017-09-06 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2017-08-23 Price Changed $173,000 MARIS as Distributed by MLS Grid
• 2017-08-05 Price Changed $176,500 MARIS as Distributed by MLS Grid
• 2017-07-19 Price Changed $177,000 MARIS as Distributed by MLS Grid
• 1987-06-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2022): $2,584 · +6.4% YoY. Source: county tax records.