2153 Northern Limits Dr · Florissant, MO 63031

$189,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 12 Days on market

Built 1972 7,801 sqft lot Est $179k · 6% 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 +15.8/30.0
• DSCR +4.9/10.0
• ARV discount +4.9/15.0
• 1% rule +3.8/10.0
• 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 MLS

This spacious 3 bedroom all-brick ranch residence includes many significant updates & more than enough room for everyone to stretch out! The formal living room is generously sized providing ample space to greet & entertain your guests comfortably. Enjoy hearty meals with family & friends in the large eat-in kitchen that crown molding, chair rail & a ceramic tile backsplash. The bathroom has been updated & includes ceramic tile 1/2 wall & shower surround + Terazzo flooring. Your living space is tremendously expanded in the lower level, adding an XL family room & adjacent rec room allowing for a multitude of applications including media area, exercise room, etc. The attached garage has been modified with a 2nd entry door on the back making it a drive-through to the oversized back patio with partial privacy fencing & basketball hoop. The large level fenced-in yard also includes a convenient utility shed & backs to sprawling open common grounds. Treat yourself with an Appointment Today!

Key facts

• 7,801 sq ft lot
• Garage
• Built 1972

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage (1 car) and additional off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Sewer connected; Water available
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Adjoins common ground; Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning; Attic fan; Ceiling fans
• Interior features: Partially finished full basement with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $30 ($361/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 $167k (11.6% below list).
• Recommended offer: $167k (11.6% 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: Lusher Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 379 students, 64% 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); 271 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 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 $107k; list at $189k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,067 (11.6% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.88% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $178,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Flamingo Dr	0.34mi	3/1.0	1,025 (+1%)	1mo	$199,500	$195	82
1610 Jackson Ln	0.36mi	3/1.5	1,025 (+1%)	4mo	$174,900	$171	76
2328 Urbandale Dr	0.48mi	3/2.0	1,025 (+1%)	1mo	$140,400	$137	71
1315 Thrush Ln	0.40mi	3/1.0	1,092 (+8%)	3mo	$159,900	$146	66
1398 Brenthaven Ln	0.65mi	3/2.0	1,025 (+1%)	1mo	$185,000	$180	64
2370 Hawthorne Manor Dr	0.56mi	3/1.0	952 (-6%)	1mo	$175,900	$185	63
2490 Mullanphy Ln	0.55mi	3/1.0	952 (-6%)	2mo	$167,500	$176	62
2397 Millvalley Dr	0.38mi	4/2.0 (+1)	1,100 (+8%)	1mo	$169,900	$154	59
2377 Farflung Dr	0.43mi	3/2.5	1,100 (+8%)	2mo	$204,900	$186	58
2425 Lindsay Ln	0.73mi	3/1.0	960 (-5%)	1mo	$205,000	$214	56
2052 Aristocrat Dr	0.72mi	3/1.5	960 (-5%)	1mo	$89,900	$94	54
2128 Monks Hollow Dr	0.56mi	2/2.0 (-1)	1,147 (+13%)	4mo	$175,000	$153	40

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,532
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-11,469
• Equity at exit: $16,341

Cash invested: $52,920 (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: $1,671 high
• Mortgage (P&I): −$991
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $30

Break-even live

Break-even rent $1,633

Max offer price $189,000

Occupancy floor 93%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	0.22mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	14d	1	0.30mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.37mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	0.42mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	43d	1	0.59mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	0.62mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	0.68mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.69mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.70mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.81mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	2d	1	0.89mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	0.97mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	1.09mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	1.09mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	1.09mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.15mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	1.17mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	1.21mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	1.25mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	1.26mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.36mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	1d	14	1.43mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.45mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $189,000 Active 12 DOM
2. 2026-06-17
   days on market $189,000 Active 11 DOM
3. 2026-06-16
   days on market $189,000 Active 10 DOM
4. 2026-06-15
   days on market $189,000 Active 9 DOM
5. 2026-06-13
   days on market $189,000 Active 7 DOM
6. 2026-06-13
   days on market $189,000 Active 6 DOM
7. 2026-06-09
   days on market $189,000 Active 3 DOM
8. 2026-06-08
   days on market $189,000 Active 2 DOM
9. 2026-06-08
   remarks 470-char remark
10. 2026-06-07
    listed $189,000 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $20,048
• − Mortgage interest: −$10,587
• − Property taxes: −$1,972
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,498
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,040/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: 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

+205.8% since first listed

10 events — show timeline

• 2026-06-07 Listed $189,000 MARIS as Distributed by MLS Grid
• 2026-06-06 Coming Soon $189,000 MARIS as Distributed by MLS Grid
• 2018-04-24 Sold (Public Records) $106,750 Public Records
• 2018-04-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-10 Pending — MARIS as Distributed by MLS Grid
• 2018-03-08 Listed $105,000 MARIS as Distributed by MLS Grid
• 1995-04-11 Sold (Public Records) $67,000 Public Records
• 1989-02-01 Sold (Public Records) — Public Records
• 1989-02-01 Sold (Public Records) — Public Records
• 1988-04-01 Sold (Public Records) $61,800 Public Records

Property tax history

+2.4%/yr

Latest (2022): $1,972 · +1.4% YoY. Source: county tax records.