150 Saint Daniel Ln · Florissant, MO 63031

$109,500

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 45 Days on market

Built 1954 9,199 sqft lot Est $150k · 27% under ↓ 16% since listing

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Key facts

• 9,199 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.3% 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.
• 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: Duchesne Elementary (248 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 (+4.3%/yr); 272 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.30% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $150,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Derhake Rd	0.19mi	2/1.0 (-1)	792 (-8%)	1mo	$139,900	$177	71
190 Saint Baptista Ln	0.46mi	2/1.0 (-1)	864 (0%)	4mo	$119,900	$139	70
630 Saint Christina Ln	0.39mi	2/2.0 (-1)	864 (0%)	4mo	$174,900	$202	70
190 Lynn Meadows Ln	0.66mi	3/1.0	864 (0%)	0mo	$119,900	$139	69
210 Derhake Rd	0.22mi	2/1.0 (-1)	792 (-8%)	2mo	$109,900	$139	69
125 Clark St	0.53mi	2/1.0 (-1)	864 (0%)	5mo	$175,000	$203	66
500 S Saint Jacques St	0.59mi	3/1.0	892 (+3%)	3mo	$154,900	$174	65
1185 Saint Matthew Dr	0.31mi	2/1.0 (-1)	792 (-8%)	4mo	$128,000	$162	63
485 S Saint Jacques St	0.63mi	3/1.0	890 (+3%)	4mo	$155,000	$174	62
1210 Saint Richard Dr	0.38mi	2/1.0 (-1)	791 (-8%)	2mo	$115,000	$145	62
45 Saint Ronald Ln	0.70mi	3/1.0	882 (+2%)	3mo	$160,000	$181	62
969 N Castello St	0.73mi	2/1.0 (-1)	972 (+12%)	5mo	$179,000	$184	36

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $7,915
• Equity at exit: $16,327

10-year hold

• IRR: 17.0%
• Equity multiple: 2.48×
• Total profit: $45,379
• Equity at exit: $9,468

Cash invested: $30,660 (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: 272
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$574
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $374

Break-even live

Break-even rent $953

Max offer price $109,500

Occupancy floor 69%

Sensitivity live

Price	-10% $436	-5% $405	+0% $374	+5% $343	+10% $312
Rent	-10% $261	-5% $317	+0% $374	+5% $430	+10% $486
Rate	-1.0pp $429	-0.5pp $401	base $374	+0.5pp $345	+1.0pp $316

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.20mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.34mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.35mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.45mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.46mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.55mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.57mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	0.57mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.58mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.74mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.78mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.79mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.81mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.82mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.88mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.88mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.93mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.94mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.96mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	0.96mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.96mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	0.97mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	0.99mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.04mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	1.08mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.09mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	1.10mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.12mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	1.13mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	1.14mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.14mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.16mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.18mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	1.19mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.19mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.21mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.21mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.25mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.30mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.30mi

Listing history 14 events

1. 2026-04-02
   status Pending
2. 2026-03-21
   status Active
3. 2026-03-14
   status Pending
4. 2026-03-05
   price $109,500
5. 2026-02-07
   listed $115,000 Active
6. 2025-10-20
   price $124,000
7. 2025-08-13
   listed $131,000 Active
8. 2008-03-04
   soldstatus
9. 2008-02-26
   soldstatus
10. 2008-02-26
    soldstatus
11. 2008-02-12
    soldstatus
12. 2008-02-12
    soldstatus
13. 1993-06-23
    soldstatus
14. 1993-06-23
    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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 4/10 Moderate 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: $17,111
• − Mortgage interest: −$6,134
• − Property taxes: −$1,596
• − Insurance: −$548
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,185
• Taxable income: $2,910
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,785/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): 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

-16.4% since first listed

14 events — show timeline

• 2026-04-02 Pending — MARIS as Distributed by MLS Grid
• 2026-03-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-14 Pending — MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $109,500 MARIS as Distributed by MLS Grid
• 2026-02-07 Listed $115,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $124,000 MARIS as Distributed by MLS Grid
• 2025-08-13 Listed $131,000 MARIS as Distributed by MLS Grid
• 2008-03-04 Sold (Public Records) — Public Records
• 2008-02-26 Sold (Public Records) — Public Records
• 2008-02-26 Sold (Public Records) — Public Records
• 2008-02-12 Sold (Public Records) — Public Records
• 2008-02-12 Sold (Public Records) — Public Records
• 1993-06-23 Sold (Public Records) — Public Records
• 1993-06-23 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,596 · +1.7% YoY. Source: county tax records.