831 Loekes Dr · Florissant, MO 63031

$115,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 29 Days on market

Built 1955 7,701 sqft lot $111/sqft · 21% below area Est $146k · 21% under ↓ 8% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

A wonderful opportunity for an owner-occupant or investor, this 3-bedroom 1-bath home has much to offer. A functional layout with some hardwood floors, eat-in kitchen and a spacious, unfinished basement just to name a few. There is a deck conveniently located off the kitchen, providing access to the flat and fenced backyard – a perfect place to unwind, entertain and enjoy the day. The shed protects and stores all your lawn equipment and is included with the sale. Close to shopping, restaurants, parks and highways – everything you need is close by! Come make this home yours or add to your portfolio. Fantastic value for buyers looking to build equity with minor improvements. House

Key facts

• Unfinished basement
• Flat backyard
• Deck

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• DECK
• FLAT BACKYARD
• FENCED BACKYARD

Property features AI

Finance

• Other: No home warranty indicated
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Phone available; Electricity available; Water available
• Home design: Single family residence; One level
• Construction: Unknown construction materials; Basement (unfinished, 8 ft+ pour)
• Exterior features: Deck; Awnings; Back yard; Chain link fenced yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Bookcases; Ceiling fans; Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $146,332
• List price: $115,000
• Delta: -21.41%
• 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
19 Blanchette Dr	0.23mi	3/2.0	1,118 (+8%)	2mo	$169,900	$152	70
737 Charbonier Rd	0.17mi	3/2.0	1,171 (+14%)	2mo	$79,900	$68	64
1065 Keeven Ln	0.39mi	3/1.0	888 (-14%)	1mo	$198,575	$224	58
290 Francisca Dr	0.68mi	3/1.5	1,092 (+6%)	1mo	$145,000	$133	55
1370 Flicker Dr	0.75mi	3/2.0	1,008 (-2%)	3mo	$150,000	$149	55
715 Gonzaga Ln	0.61mi	3/2.5	1,092 (+6%)	2mo	$200,000	$183	54
85 Ruth Dr	0.43mi	2/1.0 (-1)	912 (-12%)	2mo	$144,900	$159	54
720 Babler Dr	0.45mi	3/1.0	892 (-14%)	3mo	$145,000	$163	54
695 Mullanphy Rd	0.65mi	3/1.0	927 (-10%)	1mo	$185,000	$200	52
715 Tyson Dr	0.60mi	3/1.5	927 (-10%)	3mo	$179,900	$194	51
10 Garnier Ct	0.71mi	3/1.5	960 (-7%)	3mo	$125,000	$130	51
1435 Aspen Dr	0.72mi	3/1.0	912 (-12%)	1mo	$134,000	$147	46

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $9,291
• Equity at exit: $17,147

10-year hold

• IRR: 17.7%
• Equity multiple: 2.55×
• Total profit: $49,819
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$603
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $407

Break-even live

Break-even rent $996

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	0.38mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	0.39mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.45mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.48mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	0.48mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.49mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	0.50mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	0.50mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.51mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.73mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	0.74mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	0.75mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.76mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	0.78mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	0.83mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	0.83mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.84mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	0.84mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	0.87mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.01mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.06mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	43d	1	1.10mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	1.10mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.11mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.16mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	1.17mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.18mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	1.20mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	43d	1	1.24mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	1.25mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	43d	1	1.25mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	1.26mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	1d	14	1.31mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	1.32mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	1.35mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	14d	1	1.39mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	1.41mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.43mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	1.44mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.46mi

Listing history 2 events

1. 2026-05-14
   price $115,000 784-char remark
2. 2026-04-23
   listed $125,000 Active 784-char remark

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 4/10 Moderate 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: $18,145
• − Mortgage interest: −$6,442
• − Property taxes: −$1,633
• − Insurance: −$575
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,345
• Taxable income: $3,246
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,110/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

-8.0% since first listed

3 events — show timeline

• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $125,000 MARIS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2022): $1,633 · +2.6% YoY. Source: county tax records.