14 Elwood Ct · Florissant, MO 63031

$165,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 13 Days on market

Built 1954 7,627 sqft lot $130/sqft · 7% above area Est $155k · 7% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• ARV discount +4.5/15.0
• 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

First time on market! Adorable 3-bedroom ranch with family room addition in QUIET COURT, with park-like backyard - short walk to Behlmann Park with playground, near KOCH PARK Aquatic Center. Classic CURB APPEAL with brick/stone detail, vinyl siding soffit/fascia, post light, front porch sitting area, lush landscaping and DOUBLE DRIVEWAY. Bright open living room with HARDWOOD flooring steps down to cozy family room with pine-clad walls, woodburning Zircon-style RETRO FIREPLACE, breezy ceiling fan and easy-care laminate flooring. Eat-in kitchen with generous wood custom cabinets, glass door accents and tile backsplash. Lots of COUNTER SPACE, storage pantry, gas range and microwave hood. Step

Key facts

• 7,627 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Private ownership; Located on a cul-de-sac; lot is level, landscaped and near public transit
• Financial info: Lease not considered
• HOA & community: Community amenities include park, playground, pool, sidewalks, street lights, trails, and public bus access; Suburban neighborhood

Exterior

• Parking: Parking for four vehicles; Concrete driveway, paved parking pad and off-street parking; Private parking with RV access
• Security: Storm door(s)
• Utilities: Public water; Public sewer; Single-phase electric; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence (attached property); One story; Slab foundation
• Construction: Brick veneer and vinyl siding; Architectural shingle roof
• Exterior features: Covered patio and porch; Screened porch; Private yard with garden and landscaping; Outdoor lighting; Private entrance; Storage shed; Back yard fencing with chain link and gate

Interior

• Kitchen: Gas range; Microwave; Water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Simulated wood; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Pantry; Storage; Whirlpool
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.1% vs local median 6.2% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Lawson Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 348 students, 65% 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); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 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 $165,000

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: 1.02% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $154,604
• List price: $165,000
• Delta: 6.72%
• 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
14 Elwood Ct	0.00mi	3/1.5	1,272 (0%)	0mo	$165,000	$130	98
22 Blanchette Dr	0.21mi	4/2.0 (+1)	1,282 (+1%)	4mo	$165,000	$129	77
335 Gerald Ave	0.45mi	3/2.0	1,210 (-5%)	1mo	$189,900	$157	66
19 Blanchette Dr	0.18mi	3/2.0	1,118 (-12%)	2mo	$169,900	$152	66
1954 Tealwood Cove Dr	0.49mi	3/2.0	1,323 (+4%)	2mo	$220,000	$166	65
737 Charbonier Rd	0.41mi	3/2.0	1,171 (-8%)	2mo	$79,900	$68	62
1973 Tealwood Cove Dr	0.54mi	3/2.0	1,195 (-6%)	2mo	$220,000	$184	59
290 Francisca Dr	0.64mi	3/1.5	1,092 (-14%)	1mo	$145,000	$133	44
695 Loyola Dr	0.61mi	3/1.5	1,092 (-14%)	3mo	$156,000	$143	43
715 Gonzaga Ln	0.59mi	3/2.5	1,092 (-14%)	2mo	$200,000	$183	42
770 Kostka Ln	0.72mi	3/1.5	1,444 (+14%)	1mo	$199,900	$138	41
1215 Kostka Ln	0.60mi	3/2.5	1,437 (+13%)	4mo	$239,900	$167	41

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,591
• Equity at exit: $24,602

10-year hold

• IRR: 6.1%
• Equity multiple: 1.48×
• Total profit: $22,211
• 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: 273
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$865
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $251

Break-even live

Break-even rent $1,364

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $344	-5% $298	+0% $251	+5% $204	+10% $158
Rent	-10% $118	-5% $185	+0% $251	+5% $317	+10% $384
Rate	-1.0pp $334	-0.5pp $293	base $251	+0.5pp $208	+1.0pp $165

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	4d	1	0.04mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	26d	1	0.42mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	20d	1	0.46mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,561	$1.11	1d	1	0.56mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	0.63mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	46d	1	0.66mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	26d	1	0.66mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	46d	1	0.66mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	46d	1	0.68mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	10d	1	0.73mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	46d	1	0.75mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	10d	1	0.78mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	1d	1	0.78mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	0.82mi
14 Rivermeadows Dr Florissant, MO	3.0	2.0	1587	$2,386	$1.50	17d	1	0.87mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	5d	1	0.90mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	1d	1	0.93mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	18d	1	0.95mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	0d	14	1.02mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	4d	1	1.03mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	4d	1	1.04mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	18d	1	1.05mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	46d	1	1.05mi
7323 Landi Ct Hazelwood, MO	3.0	1.5	1032	$1,495	$1.45	1d	1	1.07mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	46d	1	1.11mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	1.13mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	46d	1	1.13mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	1.14mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	1.18mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	14d	1	1.18mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	1.18mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	26d	1	1.28mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	17d	1	1.33mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	5d	1	1.34mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	14d	1	1.34mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	46d	1	1.36mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	46d	1	1.39mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	10d	1	1.41mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	46d	1	1.42mi
1939 Suns Up Way Florissant, MO	2.0	2.5	1544	$1,700	$1.10	5d	1	1.47mi

Listing history 5 events

1. 2026-05-19
   status Pending 1161-char remark
2. 2026-05-09
   status Active 1161-char remark
3. 2026-04-29
   status Pending 1161-char remark
4. 2026-04-26
   listed $165,000 Active 1161-char remark
5. 2026-04-20
   historical $165,000 1161-char remark

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $1,725 · $144/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 ≥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: $20,183
• − Mortgage interest: −$9,243
• − Property taxes: −$1,725
• − Insurance: −$825
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,800
• Taxable income: $361
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,925/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

+0.0% since first listed

6 events — show timeline

• 2026-06-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $165,000 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2022): $1,725 · +2.6% YoY. Source: county tax records.