11565 Sheffield Dr · Florissant, MO 63033

$185,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 6 Days on market

Built 1969 7,993 sqft lot Est $170k · 9% over $8/mo HOA

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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 +15.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Rent growth +4.4/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• 7,993 sq ft lot
• Garage
• Built 1969

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Above-grade living area reported as 1,488 (source: public records)
• HOA & community: HOA: Mission Park East Plat 3; Annual HOA fee of $100 (includes other items); association reports no amenities

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Frame construction; Concrete perimeter foundation; Basement
• Exterior features: Adjoins government land; Irregular lot dimensions

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Full basement; Wood-burning fireplace in family room; 7 total rooms
• Laundry & utility: Utilities connected: electricity, water, sewer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $78 ($931/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 $166k (10.5% below list).
• Recommended offer: $166k (10.5% 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.
• 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: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (18 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $185k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $165,561 (10.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $169,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11652 Las Ladera Dr	0.24mi	3/1.0	1,436 (-4%)	2mo	$180,000	$125	78
1911 Redman Rd	0.44mi	3/1.0	1,454 (-2%)	2mo	$144,900	$100	70
11922 La Padera Ln	0.26mi	3/2.0	1,374 (-8%)	8mo	$154,900	$113	69
1921 Lakeheights Ln	0.52mi	3/2.0	1,490 (+0%)	9mo	$114,400	$77	68
1730 Parktree Ln	0.57mi	3/2.0	1,584 (+6%)	2mo	$225,000	$142	61
11939 Lakecrest Ln	0.70mi	3/2.0	1,535 (+3%)	8mo	$175,000	$114	55
2417 Fair Acres Rd	0.66mi	3/2.0	1,604 (+8%)	2mo	$175,500	$109	55
11401 Northway Dr	0.65mi	3/2.0	1,589 (+7%)	6mo	$165,900	$104	53
2355 Redman Rd	0.72mi	3/1.5	1,544 (+4%)	8mo	$146,000	$95	52
11377 Fox Hall Ln	0.54mi	3/2.0	1,318 (-11%)	6mo	$154,900	$118	50
2141 Rountree Dr	0.56mi	4/2.0 (+1)	1,318 (-11%)	2mo	$249,997	$190	48
2291 Redman Rd	0.61mi	3/2.0	1,672 (+12%)	5mo	$197,000	$118	47

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: 27.2%
• Equity multiple: 3.19×
• Total profit: $113,545
• Equity at exit: $166,663

10-year hold

• IRR: 25.0%
• Equity multiple: 7.75×
• Total profit: $349,567
• Equity at exit: $359,414

Cash invested: $51,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$970
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$77
• HOA: −$8
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $78

Break-even live

Break-even rent $1,557

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	0.28mi
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,325	$1.23	1d	3	0.41mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	0.44mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	0.78mi
12303 Benham Rd Saint Louis, MO	4.0	2.0	1845	$1,771	$0.96	17d	1	0.84mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,300	$1.23	1d	9	0.94mi
5320 Springtrail Dr Black Jack, MO	4.0	2.5	1712	$2,390	$1.40	22d	1	1.09mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	1.21mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	1.24mi
1510 Trampe Ave Saint Louis, MO	4.0	2.0	1581	$1,600	$1.01	1d	1	1.28mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.29mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	1.29mi
1459 Redman Blvd Saint Louis, MO	4.0	1.5	1150	$1,550	$1.35	20d	1	1.31mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.33mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	43d	1	1.37mi
11185 Oak Parkway Ln St. Louis, MO	2.0–3.0	2.0	1412	$1,075	$0.76	1d	1	1.42mi
1386 Fairmeadows Ln Saint Louis, MO	3.0	1.0	1512	$1,250	$0.83	43d	1	1.50mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 5 events

1. 2026-06-18
   days on market $185,000 Coming Soon 6 DOM
2. 2026-06-17
   days on market $185,000 Coming Soon 5 DOM
3. 2026-06-16
   days on market $185,000 Coming Soon 4 DOM
4. 2026-06-15
   days on market $185,000 Coming Soon 3 DOM
5. 2026-06-13
   listed $185,000 Coming Soon 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,867
• − Mortgage interest: −$10,363
• − Property taxes: −$2,102
• − Insurance: −$925
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − HOA: −$96
• − Depreciation: −$5,382
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $1,454/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): 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

+146.7% since first listed

2 events — show timeline

• 2026-06-12 Coming Soon $185,000 MARIS as Distributed by MLS Grid
• 2001-01-03 Sold (Public Records) $75,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $2,102 · +5.7% YoY. Source: county tax records.