1155 Saint Anthony Ln · Florissant, MO 63033

$139,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 96 Days on market

Built 1964 7,618 sqft lot $135/sqft · 12% below area Est $159k · 12% 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 +25.3/30.0
• ARV discount +12.9/15.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great opportunity to add a cash-flowing rental property in Florissant to your portfolio. This 3-bedroom, 1.5-bath home is tenant-occupied with a long-term resident in place since 2017 and has had consistent professional management since 2017, providing stable & reliable income. Current rent is $1,195 per month, with the tenant also reimbursing sewer monthly & trash quarterly, helping offset operating expenses. With a functional layout and strong rental history, this property offers a turnkey, income-producing opportunity with minimal vacancy risk. DO NOT DISTURB TENANT!

Key facts

• 7,618 sq ft lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Parker Road Elementary (354 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1964 — 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: 1.14% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $158,779
• List price: $139,900
• Delta: -11.89%
• 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
1065 Cheyenne Dr	0.10mi	3/2.0	1,040 (0%)	3mo	$172,000	$165	91
2740 Holiday Hill Dr	0.12mi	3/1.0	1,107 (+6%)	3mo	$99,900	$90	79
2505 Saint Catherine St	0.38mi	3/1.5	1,040 (0%)	5mo	$123,000	$118	78
1125 Apache Dr	0.17mi	3/1.0	957 (-8%)	1mo	$100,000	$104	76
1145 S Waterford Dr	0.42mi	3/2.0	984 (-5%)	4mo	$165,000	$168	66
1020 Belmont Ter	0.68mi	3/1.5	1,040 (0%)	4mo	$159,900	$154	65
260 Saint Edward Ln	0.50mi	3/2.0	1,092 (+5%)	3mo	$170,000	$156	63
205 Lynn Meadows Ln	0.53mi	3/1.0	1,104 (+6%)	1mo	$135,000	$122	62
815 Robinwood Dr	0.39mi	3/1.0	1,148 (+10%)	2mo	$179,900	$157	61
355 Saint Eugene Ln	0.60mi	3/1.5	1,092 (+5%)	6mo	$189,000	$173	58
1030 Robinwood Dr	0.26mi	3/2.0	1,196 (+15%)	6mo	$135,000	$113	56
1965 St Catherine St	0.69mi	3/1.0	933 (-10%)	7mo	$135,000	$145	43

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: 33.4%
• Equity multiple: 3.66×
• Total profit: $104,148
• Equity at exit: $126,033

10-year hold

• IRR: 30.3%
• Equity multiple: 8.89×
• Total profit: $309,174
• Equity at exit: $271,795

Cash invested: $39,172 (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: 221
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$734
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $320

Break-even live

Break-even rent $1,196

Max offer price $139,900

Occupancy floor 75%

Sensitivity live

Price	-10% $399	-5% $359	+0% $320	+5% $280	+10% $240
Rent	-10% $193	-5% $256	+0% $320	+5% $383	+10% $446
Rate	-1.0pp $390	-0.5pp $355	base $320	+0.5pp $283	+1.0pp $246

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	0.43mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.44mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	0.45mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	0.46mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	0.47mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	0.48mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	0.49mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.53mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	25d	1	0.65mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.68mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	0.74mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	0.77mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.81mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	0.84mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	9d	1	0.85mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	0d	1	0.85mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	0.85mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	45d	1	0.92mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	45d	1	0.97mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	0.98mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	1.05mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	16d	1	1.06mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	1.07mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	1.10mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	1.13mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	1.16mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	18d	1	1.22mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	45d	1	1.22mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	1.28mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	45d	1	1.28mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	1.30mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	1.31mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	1.37mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	22d	1	1.37mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	1.42mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	1.48mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $139,900 Active 96 DOM
2. 2026-06-18
   days on market $139,900 Active 93 DOM
3. 2026-06-17
   days on market $139,900 Active 92 DOM
4. 2026-06-16
   days on market $139,900 Active 91 DOM
5. 2026-06-15
   days on market $139,900 Active 90 DOM
6. 2026-06-13
   days on market $139,900 Active 88 DOM
7. 2026-06-13
   days on market $139,900 Active 87 DOM
8. 2026-06-09
   days on market $139,900 Active 84 DOM
9. 2026-06-08
   days on market $139,900 Active 83 DOM
10. 2026-06-07
    days on market $139,900 Active 82 DOM
11. 2026-06-05
    days on market $139,900 Active 79 DOM
12. 2026-06-03
    days on market $139,900 Active 78 DOM
13. 2026-06-02
    days on market $139,900 Active 77 DOM
14. 2026-06-01
    days on market $139,900 Active 76 DOM
15. 2026-05-31
    days on market $139,900 Active 75 DOM
16. 2026-03-17
    listed $145,000 Active 585-char remark

    Show marketing remark (585 chars)

    Great opportunity to add a cash-flowing rental property in Florissant to your portfolio. This 3-bedroom, 1.5-bath home is tenant-occupied with a long-term resident in place since 2017 and has had consistent professional management since 2017, providing stable & reliable income. Current rent is $1,195 per month, with the tenant also reimbursing sewer monthly & trash quarterly, helping offset operating expenses. With a functional layout and strong rental history, this property offers a turnkey, income-producing opportunity with minimal vacancy risk. DO NOT DISTURB TENANT!

17. 2019-07-02
    soldstatus
18. 2018-02-08
    soldstatus
19. 2017-05-12
    soldstatus

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,209
• − Mortgage interest: −$7,837
• − Property taxes: −$1,837
• − Insurance: −$700
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,070
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,428/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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): 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

4 events — show timeline

• 2026-03-17 Listed $145,000 MARIS as Distributed by MLS Grid
• 2019-07-02 Sold (Public Records) — Public Records
• 2018-02-08 Sold (Public Records) — Public Records
• 2017-05-12 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $1,837 · +1.7% YoY. Source: county tax records.