3160 Newgate Dr · Florissant, MO 63033

$179,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 12 Days on market

Built 1959 7,562 sqft lot Est $217k · 17% under

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Why this score? — see what drove the B- 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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

NO BASEMENT, very, very, nice slab home with lots of space, 1 car garage, fenced in yard, wood or tiled floors, Home has just been painted and. Bathroom has been done in all new tile. Wont last long

Key facts

• Newer furnace
• Updated bathrooms
• Large shaded patio

Tags

• FLAT FENCED BACK YARD
• LARGE SHADED PATIO
• CERAMIC TILE FLOORING
• UPDATED BATHROOMS
• LARGE UPDATED EAT IN KITCHEN
• NEWER FURNACE

Property features AI

Finance

• Other: Residential property subtype: Single Family Residence
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car); Additional asphalt parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable connected; Electricity connected; Natural gas connected; Phone available
• Home design: Single-family residence; One-story; Private ownership
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Back yard; Chain link fencing; Fenced yard; City street frontage

Interior

• Kitchen: Gas cooktop; Free-standing gas oven; Range hood; Dishwasher; Refrigerator; Disposal
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Gas cooktop, Free-standing gas oven, Range hood; Dishwasher, Refrigerator, Disposal; Gas water heater; Ceramic tile flooring; Ceiling fans; Central air; Forced air heating
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $172k (4.5% below list).
• Recommended offer: $172k (4.5% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $80k; list at $180k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $171,829 (4.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.96% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $217,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Derhake Rd	0.33mi	3/2.5	1,656 (+2%)	4mo	$215,000	$130	76
1105 Saint Anthony	0.34mi	3/2.0	1,539 (-5%)	4mo	$199,900	$130	72
3175 Harness Dr	0.46mi	4/2.0 (+1)	1,608 (-1%)	0mo	$240,000	$149	72
660 Brookstone Dr	0.54mi	4/2.0 (+1)	1,647 (+2%)	0mo	$205,500	$125	67
325 Holiday Hill Dr	0.30mi	2/1.0 (-1)	1,484 (-8%)	1mo	$138,000	$93	62
2345 Derhake Rd	0.44mi	3/2.5	1,470 (-9%)	2mo	$215,000	$146	61
3255 Classic Dr	0.39mi	3/2.0	1,416 (-13%)	0mo	$250,000	$177	60
13 Bayberry Ln	0.43mi	4/1.5 (+1)	1,494 (-8%)	1mo	$199,900	$134	59
100 Broadmere Dr	0.39mi	4/2.5 (+1)	1,756 (+8%)	3mo	$220,000	$125	58
3515 Saint Catherine St	0.36mi	3/2.0	1,389 (-14%)	4mo	$199,900	$144	56
750 Saint Anthony Ln	0.71mi	3/2.0	1,399 (-14%)	2mo	$169,000	$121	42
2185 Pohlman Rd	0.67mi	4/3.0 (+1)	1,797 (+11%)	2mo	$299,000	$166	40

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: 28.9%
• Equity multiple: 3.32×
• Total profit: $117,068
• Equity at exit: $162,068

10-year hold

• IRR: 26.5%
• Equity multiple: 8.07×
• Total profit: $355,930
• Equity at exit: $349,506

Cash invested: $50,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$943
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $172

Break-even live

Break-even rent $1,501

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	43d	1	0.60mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	0.70mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	23d	1	0.71mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.72mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	0.74mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	0.74mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	0.76mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	0.79mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	0.80mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	0.94mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	43d	1	0.94mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	43d	1	0.94mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.95mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	0.97mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.99mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	1.05mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.06mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.11mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	1.12mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.29mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	1.30mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.33mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.36mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	1d	17	1.39mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.41mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	1d	1	1.41mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $179,900 Active 12 DOM
2. 2026-06-17
   days on market $179,900 Active 11 DOM
3. 2026-06-16
   days on market $179,900 Active 10 DOM
4. 2026-06-15
   days on market $179,900 Active 9 DOM
5. 2026-06-13
   days on market $179,900 Active 7 DOM
6. 2026-06-13
   days on market $179,900 Active 6 DOM
7. 2026-06-09
   days on market $179,900 Active 3 DOM
8. 2026-06-08
   days on market $179,900 Active 2 DOM
9. 2026-06-07
   remarks 338-char remark
10. 2026-06-07
    listed $179,900 Active 1 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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: $20,619
• − Mortgage interest: −$10,077
• − Property taxes: −$2,006
• − Insurance: −$900
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,233
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $2,278/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

+260.5% since first listed

11 events — show timeline

• 2026-06-06 Listed $179,900 MARIS as Distributed by MLS Grid
• 2018-06-06 Pending — MARIS as Distributed by MLS Grid
• 2018-06-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-28 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-26 Listed $98,900 MARIS as Distributed by MLS Grid
• 2007-03-09 Sold (Public Records) $91,000 Public Records
• 2007-03-09 Sold (Public Records) $80,050 Public Records
• 1994-01-21 Sold (Public Records) $54,698 Public Records
• 1991-01-01 Sold (Public Records) — Public Records
• 1991-01-01 Sold (Public Records) — Public Records
• 1983-05-01 Sold (Public Records) $49,900 Public Records

Property tax history

+4.6%/yr

Latest (2022): $2,006 · +1.7% YoY. Source: county tax records.