1618 Patterson Rd · Florissant, MO 63031

$159,000

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 40 Days on market

Built 1971 0.27 ac lot $135/sqft · 12% below area Est $181k · 12% under

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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 +19.5/30.0
• ARV discount +13.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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

Great price on this lovely ranch style home with off street parking and level yard. Inside there is three bedrooms and two full baths on the main level. The kitchen has loads of oak cabinets and counter space. There is a full basement that is partially finished. This home is convenient to highways, schools and public transportation

Key facts

• 0.27 acre lot
• 3 parking spots
• Built 1971

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Space for 3 vehicles; Off-street parking with additional parking and parking pad; no garage
• Utilities: Public water; Public sewer; Electricity (Ameren); Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; Updated/remodeled condition; One level
• Construction: Brick and vinyl siding; Shingle roof; Permanent foundation; Built with an above-grade finished area
• Exterior features: Patio; Partial wire fencing; Front and back yard; Asphalt road access

Interior

• Kitchen: Microwave; Gas range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 full bathrooms — located on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Blinds and window coverings; Basement (concrete, partially finished, full) with sump pump; Wi‑Fi available
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 students, 67% 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); 272 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1971 — 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: 1.01% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $181,105
• List price: $159,000
• Delta: -12.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Lemondale Ln	0.10mi	3/2.0	1,212 (+3%)	2mo	$193,900	$160	89
737 Charbonier Rd	0.69mi	3/2.0	1,171 (-1%)	2mo	$79,900	$68	65
1285 Flamingo Dr	0.72mi	3/2.0	1,198 (+2%)	1mo	$215,000	$179	63
18 Redwood Dr	0.50mi	3/2.0	1,046 (-11%)	2mo	$134,000	$128	56
1865 Violet Dr	0.56mi	3/1.5	1,064 (-10%)	0mo	$100,000	$94	55
660 Crabapple Ln	0.55mi	3/2.0	1,045 (-11%)	2mo	$199,999	$191	54
935 Kingsbrook Ln	0.69mi	3/1.5	1,078 (-9%)	2mo	$180,000	$167	50
750 Blackbird Dr	0.57mi	3/1.5	1,025 (-13%)	1mo	$174,900	$171	48
2310 Orleans Ln	0.63mi	3/2.0	1,025 (-13%)	1mo	$198,900	$194	48
460 Wren Dr	0.54mi	3/1.0	1,025 (-13%)	2mo	$177,000	$173	48
1770 Beverly Dr	0.64mi	3/1.5	1,040 (-12%)	1mo	$200,000	$192	47
390 Versailles Dr	0.72mi	3/1.5	1,040 (-12%)	0mo	$174,900	$168	44

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,235
• Equity at exit: $23,707

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $12,855
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$834
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $180

Break-even live

Break-even rent $1,371

Max offer price $159,000

Occupancy floor 84%

Sensitivity live

Price	-10% $270	-5% $225	+0% $180	+5% $135	+10% $90
Rent	-10% $53	-5% $117	+0% $180	+5% $243	+10% $306
Rate	-1.0pp $260	-0.5pp $220	base $180	+0.5pp $139	+1.0pp $97

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	0.08mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.17mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.31mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.37mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.49mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.53mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.56mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.59mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	0.59mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	0.60mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.73mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	0.77mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.79mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.80mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.82mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	25d	1	0.82mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.84mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	45d	1	0.86mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	0.89mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	0.93mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.94mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	0.96mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	0.98mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	25d	1	0.98mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	0.99mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	1.00mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.09mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.12mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	1.12mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	1.16mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	1.19mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	1.24mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	16d	1	1.35mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	1.35mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	1.43mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.44mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	1.45mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.46mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	45d	1	1.48mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $159,000 Active 40 DOM
2. 2026-06-18
   days on market $159,000 Active 37 DOM
3. 2026-06-17
   price $159,000 Active 36 DOM
4. 2026-06-17
   days on market $189,000 Active 36 DOM
5. 2026-06-16
   days on market $189,000 Active 35 DOM
6. 2026-06-15
   days on market $189,000 Active 34 DOM
7. 2026-06-13
   days on market $189,000 Active 32 DOM
8. 2026-06-13
   days on market $189,000 Active 31 DOM
9. 2026-06-09
   days on market $189,000 Active 28 DOM
10. 2026-06-08
    days on market $189,000 Active 27 DOM
11. 2026-06-07
    days on market $189,000 Active 26 DOM
12. 2026-06-05
    days on market $189,000 Active 23 DOM
13. 2026-06-03
    days on market $189,000 Active 22 DOM
14. 2026-06-02
    pricedays on market $189,000 Active 21 DOM
15. 2026-06-01
    days on market $200,000 Active 20 DOM
16. 2026-05-31
    days on market $200,000 Active 19 DOM
17. 2026-05-13
    listed $200,000 Active 843-char remark
18. 2026-05-12
    historical $200,000 843-char remark
19. 2012-06-28
    soldstatus 333-char remark

    Show marketing remark (333 chars)

    Great price on this lovely ranch style home with off street parking and level yard. Inside there is three bedrooms and two full baths on the main level. The kitchen has loads of oak cabinets and counter space. There is a full basement that is partially finished. This home is convenient to highways, schools and public transportation

20. 2012-05-07
    listed $32,900 333-char remark

    Show marketing remark (333 chars)

    Great price on this lovely ranch style home with off street parking and level yard. Inside there is three bedrooms and two full baths on the main level. The kitchen has loads of oak cabinets and counter space. There is a full basement that is partially finished. This home is convenient to highways, schools and public transportation

ⓘ 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 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: $19,183
• − Mortgage interest: −$8,906
• − Property taxes: −$2,197
• − Insurance: −$795
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,625
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,255/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

+383.3% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2026-06-02 Price Changed $189,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $200,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2012-06-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-05-07 Listed $32,900 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

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