1075 Wycomb Dr · Florissant, MO 63033

$165,000

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 30 Days on market

Built 1956 7,501 sqft lot Est $147k · 12% over

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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 +19.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.2/10.0

Listing remarks

Beautifully updated and spacious, this home is ready for its next owner! The heart of the home is the expansive kitchen, featuring sleek stainless-steel appliances, a gas range, and a generous dining area perfect for hosting family gatherings. With multiple living spaces, including an additional living room, there’s plenty of space for everyone to relax and unwind. The primary bedroom features its own full en suite bath, offering privacy and convenience. The level backyard is ideal for pets and kiddos, while the detached two-car garage and extended driveway provide plenty of parking for guests. With updates to the major systems already completed, this move-in ready home offers added p

Key facts

• 7,501 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas connected
• Home design: Single-family residence; One level
• Construction: Brick veneer and vinyl siding; Reported living area from public records: 1,208; Above-grade finished area from public records: 1,208
• Exterior features: Backyard

Interior

• Kitchen: Stainless steel appliances, including dishwasher, gas range, and refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Dishwasher; Free-standing gas range; Refrigerator; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $159k (3.5% below list).
• Recommended offer: $159k (3.5% 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: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $159,304 (3.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $147,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3130 Kingsley Dr	0.39mi	3/2.0	1,226 (+2%)	3mo	$205,000	$167	77
1030 Robinwood Dr	0.42mi	3/2.0	1,196 (-1%)	5mo	$135,000	$113	74
4 Fremont Ct	0.20mi	2/2.0 (-1)	1,304 (+8%)	1mo	$135,000	$104	71
940 Rogers Ln	0.32mi	3/2.0	1,309 (+8%)	1mo	$150,000	$115	70
3135 Durwood Dr	0.59mi	3/2.0	1,232 (+2%)	4mo	$149,500	$121	65
3135 Kingsley Dr	0.42mi	3/2.0	1,310 (+8%)	3mo	$194,000	$148	64
815 Robinwood Dr	0.47mi	3/1.0	1,148 (-5%)	2mo	$179,900	$157	64
2740 Holiday Hill Dr	0.42mi	3/1.0	1,107 (-8%)	3mo	$99,900	$90	60
1065 Cheyenne Dr	0.33mi	3/2.0	1,040 (-14%)	3mo	$172,000	$165	59
205 Lynn Meadows Ln	0.50mi	3/1.0	1,104 (-9%)	1mo	$135,000	$122	57
260 Saint Edward Ln	0.66mi	3/2.0	1,092 (-10%)	3mo	$170,000	$156	50
2505 Saint Catherine St	0.71mi	3/1.5	1,040 (-14%)	5mo	$123,000	$118	38

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: 29.2%
• Equity multiple: 3.34×
• Total profit: $108,330
• Equity at exit: $148,645

10-year hold

• IRR: 26.7%
• Equity multiple: 8.12×
• Total profit: $328,780
• Equity at exit: $320,559

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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$865
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $171

Break-even live

Break-even rent $1,376

Max offer price $165,000

Occupancy floor 84%

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	23d	1	0.10mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	0.12mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	0.40mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	0.46mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	0.50mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	23d	1	0.52mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	0.54mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	0.57mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	21d	1	0.58mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.58mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	0.63mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	0.72mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.78mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	0.82mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.89mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.96mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.96mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	2d	1	1.00mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.01mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	1.03mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	1.03mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	1.04mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	1.08mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.09mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.14mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.14mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	1.20mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	1.23mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.24mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	1.25mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	1.28mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	1.34mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	1.35mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	1.36mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.37mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	1.38mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	1.40mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	14d	1	1.44mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 30 DOM
2. 2026-06-17
   pricedays on market $165,000 Active 29 DOM
3. 2026-06-16
   days on market $180,000 Active 28 DOM
4. 2026-06-15
   days on market $180,000 Active 27 DOM
5. 2026-06-13
   days on market $180,000 Active 25 DOM
6. 2026-06-13
   days on market $180,000 Active 24 DOM
7. 2026-06-09
   days on market $180,000 Active 21 DOM
8. 2026-06-08
   days on market $180,000 Active 20 DOM
9. 2026-06-07
   days on market $180,000 Active 19 DOM
10. 2026-06-05
    days on market $180,000 Active 16 DOM
11. 2026-06-03
    days on market $180,000 Active 15 DOM
12. 2026-06-02
    days on market $180,000 Active 14 DOM
13. 2026-06-01
    days on market $180,000 Active 13 DOM
14. 2026-05-31
    days on market $180,000 Active 12 DOM
15. 2026-05-20
    listed $180,000 Active
16. 2026-05-16
    historical $180,000
17. 2022-02-09
    soldstatus $164,000
18. 2021-11-19
    soldstatus $111,000
19. 2021-11-15
    soldstatus $93,500
20. 1992-11-04
    soldstatus
21. 1988-08-01
    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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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: $19,116
• − Mortgage interest: −$9,243
• − Property taxes: −$1,837
• − Insurance: −$825
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,800
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,212/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

+92.5% since first listed

7 events — show timeline

• 2026-05-20 Listed $180,000 MARIS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $180,000 MARIS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $164,000 Public Records
• 2021-11-19 Sold (Public Records) $111,000 Public Records
• 2021-11-15 Sold (Public Records) $93,500 Public Records
• 1992-11-04 Sold (Public Records) — Public Records
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,837 · +1.7% YoY. Source: county tax records.