4224 N Florissant Ave · St. Louis, MO 63107

$32,000

3 bd · 1.0 ba · 943 sqft · SingleFamily public records · 33 Days on market

Built 1908 3,628 sqft lot Est $52k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great rental opportunity. Long term tenants in place. Agent owned. Don't miss out on this brick home that features two bedrooms and a bonus room that is currently being used as a bedroom. This home had roof repairs done in 2017, a new furnace and duct work installed in 2017 and the sewer lateral was replaced under the foundation in 2018. In order to not disturb the tenants, showing are available with an accepted contract. Home is being sold as is.

Key facts

• 3,628 sq ft lot
• Built 1908
• Listed 32 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Single phase electric; Cable available
• Home design: Single-family residence; One level; Residential property
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.1% vs local median 5.0% in St. Louis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cole Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 326 students, 99% FRL); Gateway Middle (math 0% / reading 8%, grade F, #389 of 391 statewide, top 100%, 506 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $221 of loan paydown is wiped out by about $561 of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $13k; list at $32k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $31,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1908 — 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. 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: 3.28% ✓
• Cap rate: 30.08%
• Cash-on-cash: 84.96%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $51,865
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Angelica St	0.34mi	2/1.0 (-1)	912 (-3%)	11mo	$50,000	$55	65
3641 Hebert St	0.74mi	2/1.0 (-1)	967 (+2%)	4mo	$107,000	$111	53
1526 E Linton Ave	0.69mi	3/3.0	1,013 (+7%)	2mo	$24,900	$25	46
1113 E John Ave	0.60mi	2/1.0 (-1)	831 (-12%)	8mo	$14,900	$18	41
4339 Linton	0.65mi	2/0.5 (-1)	1,025 (+9%)	9mo	$33,333	$33	41
4207 College Ave	0.71mi	2/1.5 (-1)	1,013 (+7%)	13mo	$70,000	$69	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.2%
• Equity multiple: 5.12×
• Total profit: $36,921
• Equity at exit: $6,585

10-year hold

• IRR: 88.6%
• Equity multiple: 10.57×
• Total profit: $85,711
• Equity at exit: $5,985

Cash invested: $8,960 (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 63107

• Home prices YoY: -1.9%
• Active inventory: 59
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $634

Break-even live

Break-even rent $246

Max offer price $32,000

Occupancy floor 35%

Sensitivity live

Price	-10% $652	-5% $643	+0% $634	+5% $625	+10% $616
Rent	-10% $551	-5% $593	+0% $634	+5% $676	+10% $717
Rate	-1.0pp $650	-0.5pp $642	base $634	+0.5pp $626	+1.0pp $618

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Obear Ave St. Louis, MO	2.0	1.5	1024	$970	$0.95	6d	1	0.35mi
1906 Obear Ave #1 St. Louis, MO	2.0	1.5	1024	$970	$0.95	24d	1	0.38mi
1910 Agnes St Saint Louis, MO	3.0	1.0	704	$1,200	$1.70	45d	1	0.69mi
2239 University St Saint Louis, MO	3.0	1.5	1116	$1,295	$1.16	14d	1	0.88mi

Listing history 24 events

1. 2026-06-21
   days on market $32,000 Active 33 DOM
2. 2026-06-18
   days on market $32,000 Active 30 DOM
3. 2026-06-17
   days on market $32,000 Active 29 DOM
4. 2026-06-16
   days on market $32,000 Active 28 DOM
5. 2026-06-15
   days on market $32,000 Active 27 DOM
6. 2026-06-13
   days on market $32,000 Active 25 DOM
7. 2026-06-09
   days on market $32,000 Active 21 DOM
8. 2026-06-08
   days on market $32,000 Active 20 DOM
9. 2026-06-07
   days on market $32,000 Active 19 DOM
10. 2026-06-05
    days on market $32,000 Active 16 DOM
11. 2026-06-03
    days on market $32,000 Active 15 DOM
12. 2026-06-02
    days on market $32,000 Active 14 DOM
13. 2026-06-01
    days on market $32,000 Active 13 DOM
14. 2026-05-31
    days on market $32,000 Active 12 DOM
15. 2026-05-20
    listed $32,000 Active
16. 2026-05-20
    historical $32,000
17. 2019-11-30
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Great rental opportunity. Long term tenants in place. Agent owned. Don't miss out on this brick home that features two bedrooms and a bonus room that is currently being used as a bedroom. This home had roof repairs done in 2017, a new furnace and duct work installed in 2017 and the sewer lateral was replaced under the foundation in 2018. In order to not disturb the tenants, showing are available with an accepted contract. Home is being sold as is.

18. 2019-11-25
    soldstatus Closed 457-char remark

    Show marketing remark (457 chars)

    Great rental opportunity. Long term tenants in place. Agent owned. Don't miss out on this brick home that features two bedrooms and a bonus room that is currently being used as a bedroom. This home had roof repairs done in 2017, a new furnace and duct work installed in 2017 and the sewer lateral was replaced under the foundation in 2018. In order to not disturb the tenants, showing are available with an accepted contract. Home is being sold as is.

19. 2019-11-21
    soldstatus $13,000
20. 2019-10-18
    price $14,000 457-char remark

    Show marketing remark (457 chars)

    Great rental opportunity. Long term tenants in place. Agent owned. Don't miss out on this brick home that features two bedrooms and a bonus room that is currently being used as a bedroom. This home had roof repairs done in 2017, a new furnace and duct work installed in 2017 and the sewer lateral was replaced under the foundation in 2018. In order to not disturb the tenants, showing are available with an accepted contract. Home is being sold as is.

21. 2019-09-24
    listed $15,000 Active 457-char remark

    Show marketing remark (457 chars)

    Great rental opportunity. Long term tenants in place. Agent owned. Don't miss out on this brick home that features two bedrooms and a bonus room that is currently being used as a bedroom. This home had roof repairs done in 2017, a new furnace and duct work installed in 2017 and the sewer lateral was replaced under the foundation in 2018. In order to not disturb the tenants, showing are available with an accepted contract. Home is being sold as is.

22. 2017-03-06
    soldstatus Closed 369-char remark

    Show marketing remark (369 chars)

    Investors and Rehabbers.. get in on this deal! This brick frame home needs work to be great again. The property offers two bedrooms, one bath, enclosed back porch, full basement and off street parking slab in the back. Stop by for a look and make your offer! Priced to move fast! Property sold as is. Seller to provide no repairs, inspections or warranties.

23. 2017-02-07
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Investors and Rehabbers.. get in on this deal! This brick frame home needs work to be great again. The property offers two bedrooms, one bath, enclosed back porch, full basement and off street parking slab in the back. Stop by for a look and make your offer! Priced to move fast! Property sold as is. Seller to provide no repairs, inspections or warranties.

24. 2017-01-11
    listed $8,000 Active 369-char remark

    Show marketing remark (369 chars)

    Investors and Rehabbers.. get in on this deal! This brick frame home needs work to be great again. The property offers two bedrooms, one bath, enclosed back porch, full basement and off street parking slab in the back. Stop by for a look and make your offer! Priced to move fast! Property sold as is. Seller to provide no repairs, inspections or warranties.

ⓘ 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: $161 · $13/mo
• Projected year-2 tax: $310 · $26/mo
• Expected delta: +$149/yr (+$12/mo · 92.7%)

ⓘ 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 ≥108°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,591
• − Mortgage interest: −$1,792
• − Property taxes: −$161
• − Insurance: −$160
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$931
• Taxable income: $7,532
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $5,804/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• City population: 283,259
• Population (ZIP): 9,082

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 8% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.75%
• Current HPI: 92.7423
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $32,000 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $32,000 MARIS as Distributed by MLS Grid
• 2019-11-30 Pending — MARIS as Distributed by MLS Grid
• 2019-11-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-21 Sold (Public Records) $13,000 Public Records
• 2019-10-18 Price Changed $14,000 MARIS as Distributed by MLS Grid
• 2019-09-24 Listed $15,000 MARIS as Distributed by MLS Grid
• 2017-03-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-02-07 Pending — MARIS as Distributed by MLS Grid
• 2017-01-11 Listed $8,000 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $161 · +4.2% YoY. Source: county tax records.