None · Florissant, MO 63031

$95,000

2 bd · 2.0 ba · 868 sqft · Condo public records · 18 Days on market

Built 1985 $160/mo HOA · 11% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

Key facts

• $160 HOA
• Built 1985
• Listed 17 days

Property features AI

Finance

• HOA & community: Sunset Park Condo Second Amd association; Monthly HOA fee of $160; HOA covers grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, management, roof, sewer, trash, and water; Association management

Exterior

• Utilities: Public water; Public sewer; Single phase electric; Electricity available; Natural gas available
• Home design: Condominium; One level
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Central air; Electric cooling; Forced air heating; Natural gas heating; Basement with storage space (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• 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: Walker Elem. (math 8% / reading 33%, grade F, #931 of 1,115 statewide, top 83%, 477 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); 271 active listings in the ZIP; 20 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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $93,575 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $9,221
• Equity at exit: $14,165

10-year hold

• IRR: 19.1%
• Equity multiple: 2.71×
• Total profit: $45,395
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$498
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$40
• HOA: −$160
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $356

Break-even live

Break-even rent $979

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $410	-5% $383	+0% $356	+5% $329	+10% $302
Rent	-10% $243	-5% $299	+0% $356	+5% $412	+10% $469
Rate	-1.0pp $404	-0.5pp $380	base $356	+0.5pp $331	+1.0pp $306

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 High Sun Dr Unit 1 Florissant, MO	1.0	1.0	795	$1,035	$1.30	18d	1	0.08mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.26mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.34mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.34mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.56mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.64mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.66mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.95mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.00mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.01mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.07mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.10mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.10mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.10mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.13mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.27mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.27mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.28mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.42mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,065	$1.32	2d	14	1.42mi

HOA detail condo

• Monthly dues: $160 · $1,920/yr
• Likely covers: watersewertrashlandscapingsnow removalparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $95,000 Active 18 DOM
2. 2026-06-17
   days on market $95,000 Active 17 DOM
3. 2026-06-16
   days on market $95,000 Active 16 DOM
4. 2026-06-15
   days on market $95,000 Active 15 DOM
5. 2026-06-13
   days on market $95,000 Active 13 DOM
6. 2026-06-13
   days on market $95,000 Active 12 DOM
7. 2026-06-09
   days on market $95,000 Active 9 DOM
8. 2026-06-08
   days on market $95,000 Active 8 DOM
9. 2026-06-07
   days on market $95,000 Active 7 DOM
10. 2026-06-05
    days on market $95,000 Active 4 DOM
11. 2026-06-03
    days on market $95,000 Active 3 DOM
12. 2026-06-02
    days on market $95,000 Active 2 DOM
13. 2026-06-01
    statusdays on market $95,000 Active 1 DOM
14. 2026-05-31
    remarks 368-char remark
15. 2026-05-31
    days on market $95,000 Coming Soon 3 DOM
16. 2026-05-29
    historical $95,000
17. 2022-08-19
    soldstatus
18. 2022-08-19
    soldstatus $65,000
19. 2022-08-17
    soldstatus Closed 853-char remark

    Show marketing remark (853 chars)

    Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

20. 2022-07-25
    status Pending 853-char remark

    Show marketing remark (853 chars)

    Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

21. 2022-07-22
    price $66,500 853-char remark

    Show marketing remark (853 chars)

    Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

22. 2022-06-24
    price $69,500 853-char remark

    Show marketing remark (853 chars)

    Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

23. 2022-05-24
    listed $75,000 Active 853-char remark

    Show marketing remark (853 chars)

    Welcome Home to this very well maintained unique and spacious upper level 2 bedroom 2 full bathroom condo. Seller has provided updates for new owners worry free enjoyment: Newer A/C, newer Ceiling Fans. Kitchen hosts nicely sized Cabinets, Stove, Dishwasher, newer Garbage Disposal along with the added benefit of Sound Proof Sheeting under Updated Luxury Tile Flooring that runs through Kitchen, Dining, Living Rooms and Hallway. One Bedroom provides a Large Walk In Closet, 2nd Bedroom offers Double Closets. Newer Kitchen Refrigerator, Clothes Washer and Dryer all to stay for new owners convenience! Monthly HOA Fee Includes: Some Exterior Insurance, Landscaping/Lawn, Snow Removal, Water, Sewer, Trash and One Assigned Parking Space. Conveniently located to /Sunset and Mullanphy Parks, Shopping, Places of Worship and More. Stop by Today!

24. 2013-05-28
    soldstatus 404-char remark

    Show marketing remark (404 chars)

    WOW!! What a deal for a condo! You are going to love this 2 Bedroom 2 bath upper level condo. This interior unit features a nice sized kitchen and separate dining area. Patio off the back and master bedroom has its own bath. Separate storage area in the basement gives you even more room!! You cannot beat this price for a place you can call your own!! This one will sell quickly and is a must see.

25. 2013-03-10
    listed $15,000 404-char remark

    Show marketing remark (404 chars)

    WOW!! What a deal for a condo! You are going to love this 2 Bedroom 2 bath upper level condo. This interior unit features a nice sized kitchen and separate dining area. Patio off the back and master bedroom has its own bath. Separate storage area in the basement gives you even more room!! You cannot beat this price for a place you can call your own!! This one will sell quickly and is a must see.

26. 2001-08-13
    soldstatus $51,000
27. 1999-06-30
    soldstatus $40,000
28. 1993-10-04
    soldstatus $51,500
29. 1993-10-01
    soldstatus
30. 1985-05-01
    soldstatus $46,900

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$10/yr (+$1/mo · 1.1%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,160
• − Mortgage interest: −$5,321
• − Property taxes: −$912
• − Insurance: −$475
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$1,920
• − Depreciation: −$2,764
• Taxable income: $3,023
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,546/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): 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

+102.6% since first listed

15 events — show timeline

• 2026-05-29 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2022-08-19 Sold (Public Records) $65,000 Public Records
• 2022-08-19 Sold (Public Records) — Public Records
• 2022-08-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-25 Pending — MARIS as Distributed by MLS Grid
• 2022-07-22 Price Changed $66,500 MARIS as Distributed by MLS Grid
• 2022-06-24 Price Changed $69,500 MARIS as Distributed by MLS Grid
• 2022-05-24 Listed $75,000 MARIS as Distributed by MLS Grid
• 2013-05-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-10 Listed $15,000 MARIS as Distributed by MLS Grid
• 2001-08-13 Sold (Public Records) $51,000 Public Records
• 1999-06-30 Sold (Public Records) $40,000 Public Records
• 1993-10-04 Sold (Public Records) $51,500 Public Records
• 1993-10-01 Sold (Public Records) — Public Records
• 1985-05-01 Sold (Public Records) $46,900 Public Records

Property tax history

+1.5%/yr

Latest (2022): $912 · +1.5% YoY. Source: county tax records.