640 Central Pkwy · Florissant, MO 63031

$124,900

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 104 Days on market

Built 1960 7,548 sqft lot $133/sqft · 25% below area Est $166k · 25% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Great single-story ranch offering a functional layout and spacious yard. The exterior features low-maintenance vinyl siding, a covered front porch, mature trees, and a long driveway for off-street parking. Inside, the home includes a bright living room with wood-look flooring and neutral tones throughout. The kitchen is equipped with wood cabinetry, laminate countertops, a gas range, refrigerator, and ample cabinet storage. Three bedrooms provide comfortable space with closets and natural light. The full bath includes a tub/shower combination and single vanity. A separate utility area offers additional storage, and the large backyard provides plenty of room for outdoor enjoyment.

Key facts

• Spacious yard
• Covered front porch
• Single-story ranch

Tags

• SINGLE-STORY RANCH
• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• LOW-MAINTENANCE VINYL SIDING
• COVERED FRONT PORCH
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% 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+, schools D.
• 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.
• 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 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

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,590
• List price: $124,900
• Delta: -21.55%
• 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
880 Fifth Plz	0.26mi	4/1.0 (+1)	980 (+5%)	1mo	$159,000	$162	72
750 Blackbird Dr	0.28mi	3/1.5	1,025 (+10%)	1mo	$174,900	$171	70
2052 Aristocrat Dr	0.56mi	3/1.5	960 (+3%)	1mo	$89,900	$94	68
390 Versailles Dr	0.32mi	3/1.5	1,040 (+11%)	0mo	$174,900	$168	66
695 Mullanphy Rd	0.68mi	3/1.0	927 (-1%)	1mo	$185,000	$200	64
2310 Orleans Ln	0.38mi	3/2.0	1,025 (+10%)	1mo	$198,900	$194	64
2750 Robert Dr	0.33mi	3/1.5	1,064 (+14%)	2mo	$169,000	$159	60
1710 Kay Dr	0.73mi	3/1.0	960 (+3%)	2mo	$135,000	$141	58
1865 Violet Dr	0.47mi	3/1.5	1,064 (+14%)	0mo	$100,000	$94	55
1398 Brenthaven Ln	0.72mi	3/2.0	1,025 (+10%)	1mo	$185,000	$180	48
1770 Beverly Dr	0.69mi	3/1.5	1,040 (+11%)	1mo	$200,000	$192	48
2328 Urbandale Dr	0.73mi	3/2.0	1,025 (+10%)	1mo	$140,400	$137	47

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $8,805
• Equity at exit: $18,623

10-year hold

• IRR: 16.8%
• Equity multiple: 2.46×
• Total profit: $51,119
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$655
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $424

Break-even live

Break-even rent $1,059

Max offer price $124,900

Occupancy floor 68%

Sensitivity live

Price	-10% $494	-5% $459	+0% $424	+5% $388	+10% $353
Rent	-10% $298	-5% $361	+0% $424	+5% $486	+10% $549
Rate	-1.0pp $486	-0.5pp $455	base $424	+0.5pp $391	+1.0pp $358

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.37mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.42mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.48mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	0.50mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.57mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.66mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	0.72mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	0.72mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.73mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.79mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.80mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.83mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.86mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.97mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.99mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	1.03mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	1.04mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.16mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.24mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	1.28mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.39mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	1.40mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	2d	1	1.41mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.43mi

Listing history 24 events

1. 2026-06-19
   price $124,900 Active 104 DOM
2. 2026-06-18
   days on market $129,900 Active 104 DOM
3. 2026-06-17
   days on market $129,900 Active 103 DOM
4. 2026-06-16
   days on market $129,900 Active 102 DOM
5. 2026-06-15
   days on market $129,900 Active 101 DOM
6. 2026-06-13
   days on market $129,900 Active 99 DOM
7. 2026-06-13
   days on market $129,900 Active 98 DOM
8. 2026-06-09
   days on market $129,900 Active 95 DOM
9. 2026-06-08
   days on market $129,900 Active 94 DOM
10. 2026-06-07
    days on market $129,900 Active 93 DOM
11. 2026-06-05
    days on market $129,900 Active 90 DOM
12. 2026-06-03
    days on market $129,900 Active 89 DOM
13. 2026-06-02
    days on market $129,900 Active 88 DOM
14. 2026-06-01
    days on market $129,900 Active 87 DOM
15. 2026-05-31
    days on market $129,900 Active 86 DOM
16. 2026-04-16
    price $139,900 688-char remark

    Show marketing remark (688 chars)

    Great single-story ranch offering a functional layout and spacious yard. The exterior features low-maintenance vinyl siding, a covered front porch, mature trees, and a long driveway for off-street parking. Inside, the home includes a bright living room with wood-look flooring and neutral tones throughout. The kitchen is equipped with wood cabinetry, laminate countertops, a gas range, refrigerator, and ample cabinet storage. Three bedrooms provide comfortable space with closets and natural light. The full bath includes a tub/shower combination and single vanity. A separate utility area offers additional storage, and the large backyard provides plenty of room for outdoor enjoyment.

17. 2026-03-06
    listed $144,900 Active 688-char remark

    Show marketing remark (688 chars)

    Great single-story ranch offering a functional layout and spacious yard. The exterior features low-maintenance vinyl siding, a covered front porch, mature trees, and a long driveway for off-street parking. Inside, the home includes a bright living room with wood-look flooring and neutral tones throughout. The kitchen is equipped with wood cabinetry, laminate countertops, a gas range, refrigerator, and ample cabinet storage. Three bedrooms provide comfortable space with closets and natural light. The full bath includes a tub/shower combination and single vanity. A separate utility area offers additional storage, and the large backyard provides plenty of room for outdoor enjoyment.

18. 2022-07-15
    soldstatus $476,000
19. 2015-05-13
    soldstatus $51,000
20. 2015-05-08
    soldstatus Closed 528-char remark

    Show marketing remark (528 chars)

    Great starter home! 3 bedroom 1 ½ bath ranch with great curb appeal and a large covered front porch. This home is loaded with updates and move in ready. Updates include fresh paint, new carpeting throughout except kitchen. Both baths are updated. Updated kitchen with newer cabinets and counters. New range and refrigerator stays. Storm doors front and back. Fenced in yard with a huge patio great for entertaining! Enclosed soffits, vinyl siding and thermal replacement windows. This house is priced to SELL!

21. 2015-04-11
    historical 528-char remark

    Show marketing remark (528 chars)

    Great starter home! 3 bedroom 1 ½ bath ranch with great curb appeal and a large covered front porch. This home is loaded with updates and move in ready. Updates include fresh paint, new carpeting throughout except kitchen. Both baths are updated. Updated kitchen with newer cabinets and counters. New range and refrigerator stays. Storm doors front and back. Fenced in yard with a huge patio great for entertaining! Enclosed soffits, vinyl siding and thermal replacement windows. This house is priced to SELL!

22. 2015-04-02
    listed $55,900 Active 528-char remark

    Show marketing remark (528 chars)

    Great starter home! 3 bedroom 1 ½ bath ranch with great curb appeal and a large covered front porch. This home is loaded with updates and move in ready. Updates include fresh paint, new carpeting throughout except kitchen. Both baths are updated. Updated kitchen with newer cabinets and counters. New range and refrigerator stays. Storm doors front and back. Fenced in yard with a huge patio great for entertaining! Enclosed soffits, vinyl siding and thermal replacement windows. This house is priced to SELL!

23. 2004-05-06
    soldstatus $72,500
24. 1980-05-01
    soldstatus $34,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/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 ≥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: $19,137
• − Mortgage interest: −$6,996
• − Property taxes: −$1,552
• − Insurance: −$624
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,633
• Taxable income: $3,269
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $4,297/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

+311.5% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $144,900 MARIS as Distributed by MLS Grid
• 2022-07-15 Sold (Public Records) $476,000 Public Records
• 2015-05-13 Sold (Public Records) $51,000 Public Records
• 2015-05-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-04-11 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-02 Listed $55,900 MARIS as Distributed by MLS Grid
• 2004-05-06 Sold (Public Records) $72,500 Public Records
• 1980-05-01 Sold (Public Records) $34,000 Public Records

Property tax history

+1.2%/yr

Latest (2022): $1,552 · +2.6% YoY. Source: county tax records.