11962 Nero Dr · Florissant, MO 63033

$220,000

3 bd · 3.0 ba · 1,354 sqft · SingleFamily public records · 1 Days on market

Built 1965 9,121 sqft lot Est $207k · 6% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +4.7/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Make this meticulously renovated house your home. Completely renovated kitchen featuring dovetailed, soft closing white shaker cabinets, exquisite granite countertops, new luxury vinyl tile and brand-new appliances, perfect for creating culinary masterpieces. Fresh paint adorns every corner, revitalizing the interior and exterior with a vibrant appeal. Throughout the home, gleaming hardwood floors add an air of elegance and sophistication, creating a seamless ambiance from room to room. Escape to the master bathroom sanctuary, tastefully refurbished to provide a serene retreat after a long day. The attached two-car garage, ensuring your vehicles are always sheltered from the elements. Outside, a partially fenced level yard with a charming brick patio invites outdoor relaxation and entertainment. Essential updates, including a new water heater, PVC sewer stack, some new windows, new electrical service and panel, guarantee both functionality and peace of mind for years to come.

Key facts

• Renovated kitchen
• Luxury vinyl tile
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• RENOVATED KITCHEN
• SOFT CLOSING CABINETS
• GRANITE COUNTERTOPS
• LUXURY VINYL TILE
• BRAND-NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.2% below list).
• Recommended offer: $165k (25.2% 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: Jury Elem. (math 5% / reading 19%, grade F, #1,016 of 1,115 statewide, top 92%, 420 students, 99% FRL); Central Middle (math 12% / reading 25%, grade F, #348 of 391 statewide, top 89%, 707 students, 68% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k 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.
• 2 sale attempts since 2y 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

• 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 $164,594 (25.2% 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. Built in 1965 — 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. 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?
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: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $207,162
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11962 Nero Dr	0.00mi	3/2.0	1,440 (+6%)	1mo	$220,000	$153	85
4333 Caracalla Dr	0.12mi	3/2.5	1,271 (-6%)	3mo	$225,000	$177	80
4443 Remus Dr	0.25mi	4/2.5 (+1)	1,354 (0%)	3mo	$224,900	$166	78
4428 Papal Dr	0.22mi	3/2.0	1,318 (-3%)	6mo	$129,900	$99	77
4394 Satiris Dr	0.33mi	3/2.0	1,301 (-4%)	1mo	$235,000	$181	74
4451 Rhine Dr	0.30mi	3/2.0	1,421 (+5%)	0mo	$165,000	$116	73
11678 Galba Dr	0.35mi	3/2.0	1,292 (-5%)	2mo	$129,900	$101	70
4377 Varano Dr	0.16mi	3/2.0	1,155 (-15%)	2mo	$150,000	$130	63
11636 Macrinus Dr	0.28mi	4/3.0 (+1)	1,525 (+13%)	1mo	$229,900	$151	60
2325 Grassland Dr	0.31mi	3/2.0	1,525 (+13%)	2mo	$239,000	$157	59
11565 Mehl Ave	0.38mi	2/1.5 (-1)	1,270 (-6%)	4mo	$81,000	$64	57
4493 Caracalla Dr	0.24mi	3/2.0	1,155 (-15%)	7mo	$190,000	$165	55

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: 23.3%
• Equity multiple: 2.90×
• Total profit: $116,810
• Equity at exit: $198,193

10-year hold

• IRR: 21.8%
• Equity multiple: 7.03×
• Total profit: $371,453
• Equity at exit: $427,412

Cash invested: $61,600 (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: 221
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-170

Break-even live

Break-even rent $1,861

Max offer price $190,018

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-107	+0% $-170	+5% $-232	+10% $-294
Rent	-10% $-300	-5% $-235	+0% $-170	+5% $-105	+10% $-40
Rate	-1.0pp $-59	-0.5pp $-114	base $-170	+0.5pp $-227	+1.0pp $-285

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	19d	1	0.55mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	4d	1	0.57mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,180	$0.96	0d	18	0.72mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	45d	1	0.80mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	0.99mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	0d	1	1.11mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	9d	1	1.11mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	1.16mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	0d	1	1.17mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	45d	1	1.30mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	1.34mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	45d	1	1.34mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	45d	1	1.34mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	45d	1	1.34mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	25d	1	1.38mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.40mi

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   listed $220,000 Active
3. 2026-04-13
   historical $220,000
4. 2024-06-12
   soldstatus Closed 999-char remark

   Show marketing remark (999 chars)

   Make this meticulously renovated house your home. Completely renovated kitchen featuring dovetailed, soft closing white shaker cabinets, exquisite granite countertops, new luxury vinyl tile and brand-new appliances, perfect for creating culinary masterpieces. Fresh paint adorns every corner, revitalizing the interior and exterior with a vibrant appeal. Throughout the home, gleaming hardwood floors add an air of elegance and sophistication, creating a seamless ambiance from room to room. Escape to the master bathroom sanctuary, tastefully refurbished to provide a serene retreat after a long day. The attached two-car garage, ensuring your vehicles are always sheltered from the elements. Outside, a partially fenced level yard with a charming brick patio invites outdoor relaxation and entertainment. Essential updates, including a new water heater, PVC sewer stack, some new windows, new electrical service and panel, guarantee both functionality and peace of mind for years to come.

5. 2024-05-14
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Make this meticulously renovated house your home. Completely renovated kitchen featuring dovetailed, soft closing white shaker cabinets, exquisite granite countertops, new luxury vinyl tile and brand-new appliances, perfect for creating culinary masterpieces. Fresh paint adorns every corner, revitalizing the interior and exterior with a vibrant appeal. Throughout the home, gleaming hardwood floors add an air of elegance and sophistication, creating a seamless ambiance from room to room. Escape to the master bathroom sanctuary, tastefully refurbished to provide a serene retreat after a long day. The attached two-car garage, ensuring your vehicles are always sheltered from the elements. Outside, a partially fenced level yard with a charming brick patio invites outdoor relaxation and entertainment. Essential updates, including a new water heater, PVC sewer stack, some new windows, new electrical service and panel, guarantee both functionality and peace of mind for years to come.

6. 2024-05-08
   listed $209,500 Active 999-char remark

   Show marketing remark (999 chars)

   Make this meticulously renovated house your home. Completely renovated kitchen featuring dovetailed, soft closing white shaker cabinets, exquisite granite countertops, new luxury vinyl tile and brand-new appliances, perfect for creating culinary masterpieces. Fresh paint adorns every corner, revitalizing the interior and exterior with a vibrant appeal. Throughout the home, gleaming hardwood floors add an air of elegance and sophistication, creating a seamless ambiance from room to room. Escape to the master bathroom sanctuary, tastefully refurbished to provide a serene retreat after a long day. The attached two-car garage, ensuring your vehicles are always sheltered from the elements. Outside, a partially fenced level yard with a charming brick patio invites outdoor relaxation and entertainment. Essential updates, including a new water heater, PVC sewer stack, some new windows, new electrical service and panel, guarantee both functionality and peace of mind for years to come.

7. 2024-04-30
   historical $209,500 999-char remark

   Show marketing remark (999 chars)

   Make this meticulously renovated house your home. Completely renovated kitchen featuring dovetailed, soft closing white shaker cabinets, exquisite granite countertops, new luxury vinyl tile and brand-new appliances, perfect for creating culinary masterpieces. Fresh paint adorns every corner, revitalizing the interior and exterior with a vibrant appeal. Throughout the home, gleaming hardwood floors add an air of elegance and sophistication, creating a seamless ambiance from room to room. Escape to the master bathroom sanctuary, tastefully refurbished to provide a serene retreat after a long day. The attached two-car garage, ensuring your vehicles are always sheltered from the elements. Outside, a partially fenced level yard with a charming brick patio invites outdoor relaxation and entertainment. Essential updates, including a new water heater, PVC sewer stack, some new windows, new electrical service and panel, guarantee both functionality and peace of mind for years to come.

8. 1979-09-01
   soldstatus
9. 1979-07-01
   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: $2,696 · $225/mo
• Projected year-2 tax: $2,696 · $225/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 ≥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: $19,751
• − Mortgage interest: −$12,323
• − Property taxes: −$2,696
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$6,400
• Taxable loss: −$5,928
• Est. tax savings @ 24.0%: +$1,423
• After-tax cash flow: $-614/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

• County: Saint Louis County · 888,823 people
• City population: 42,258
• 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

+5.0% since first listed

9 events — show timeline

• 2026-04-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-13 Listed $220,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $220,000 MARIS as Distributed by MLS Grid
• 2024-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-14 Pending — MARIS as Distributed by MLS Grid
• 2024-05-08 Listed $209,500 MARIS as Distributed by MLS Grid
• 2024-04-30 Coming Soon $209,500 MARIS as Distributed by MLS Grid
• 1979-09-01 Sold (Public Records) — Public Records
• 1979-07-01 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2022): $2,696 · +5.6% YoY. Source: county tax records.