2470 Palm Dr · Florissant, MO 63031

$185,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 5 Days on market

Built 1967 8,276 sqft lot Est $178k · at est.

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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 +15.3/30.0
• ARV discount +5.7/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• 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

Welcome home to this charming 3-bedroom, 3-bath ranch offering comfortable living space inside and out. A covered front porch welcomes you into a spacious foyer and formal living room, creating an inviting first impression. The central hallway leads to an oversized eat-in kitchen featuring beautiful oak cabinetry, a convenient covered laundry area, and a bright breakfast nook with patio doors that open to a large backyard patio—perfect for entertaining or relaxing outdoors. The main level boasts white six-panel doors, double closets, and ceiling fans in both the kitchen and primary bedroom. Downstairs, the finished lower level provides exceptional flexibility with two bonus rooms/offi

Key facts

• 8,276 sq ft lot
• Garage
• Built 1967

Property features AI

Exterior

• Parking: Garage with space for 1 car
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick veneer and vinyl siding
• Exterior features: Level lot with many trees

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level (all bedrooms located on the main level)
• Bathrooms: Three full bathrooms (two on the main level, one in the lower level/basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Partially finished basement; Basement; Ceiling fans
• Laundry & utility: Natural gas heating; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $69 ($832/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 $165k (11.1% below list).
• Recommended offer: $165k (11.1% 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: Cold Water Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 384 students, 68% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

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 $164,514 (11.1% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.89% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $178,022
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1398 Brenthaven Ln	0.20mi	3/2.0	1,025 (-4%)	1mo	$185,000	$180	83
2328 Urbandale Dr	0.25mi	3/2.0	1,025 (-4%)	1mo	$140,400	$137	81
935 Kingsbrook Ln	0.38mi	3/1.5	1,078 (+1%)	2mo	$180,000	$167	77
2465 Grants Pkwy	0.25mi	3/2.0	995 (-7%)	2mo	$129,900	$131	75
1865 Violet Dr	0.53mi	3/1.5	1,064 (-0%)	0mo	$100,000	$94	73
660 Crabapple Ln	0.57mi	3/2.0	1,045 (-2%)	2mo	$199,999	$191	69
750 Blackbird Dr	0.51mi	3/1.5	1,025 (-4%)	1mo	$174,900	$171	67
880 Fifth Plz	0.28mi	4/1.0 (+1)	980 (-8%)	1mo	$159,000	$162	64
2750 Robert Dr	0.71mi	3/1.5	1,064 (-0%)	2mo	$169,000	$159	63
2052 Aristocrat Dr	0.37mi	3/1.5	960 (-10%)	1mo	$89,900	$94	63
1910 Flamingo Dr	0.73mi	3/1.0	1,025 (-4%)	1mo	$199,500	$195	54
1285 Flamingo Dr	0.56mi	3/2.0	1,198 (+12%)	1mo	$215,000	$179	53

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-23,439
• Equity at exit: $27,584

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,779
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$970
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $69

Break-even live

Break-even rent $1,557

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $174	-5% $122	+0% $69	+5% $17	+10% $-35
Rent	-10% $-61	-5% $4	+0% $69	+5% $134	+10% $199
Rate	-1.0pp $162	-0.5pp $116	base $69	+0.5pp $21	+1.0pp $-27

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.36mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	0.42mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	0.51mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	9d	1	0.53mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	0.54mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	18d	1	0.62mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	0.69mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	0.70mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	0.70mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	0.82mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	0.86mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	0.86mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	16d	1	0.87mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	0.90mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.91mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	0.93mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.95mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,561	$1.11	0d	1	1.03mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	1.04mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.04mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	1.15mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.16mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	45d	1	1.18mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	0d	1	1.18mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	1.24mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	18d	1	1.25mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.28mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	1.34mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	1.47mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	1.50mi

Listing history 5 events

1. 2026-06-07
   days on market $185,000 Active 5 DOM
2. 2026-06-05
   days on market $185,000 Active 2 DOM
3. 2026-06-02
   statusdays on market $185,000 Active 1 DOM
4. 2026-06-01
   days on market $185,000 Coming Soon 3 DOM
5. 2026-05-31
   days on market $185,000 Coming Soon 2 DOM

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $19,742
• − Mortgage interest: −$10,363
• − Property taxes: −$2,197
• − Insurance: −$925
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,382
• Taxable loss: −$2,284
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,380/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

+137.8% since first listed

4 events — show timeline

• 2026-05-29 Coming Soon $185,000 MARIS as Distributed by MLS Grid
• 2006-09-20 Sold (Public Records) — Public Records
• 2005-05-09 Sold (Public Records) $100,000 Public Records
• 1998-09-08 Sold (Public Records) $77,800 Public Records

Property tax history

+4.0%/yr

Latest (2022): $2,197 · +2.7% YoY. Source: county tax records.