1853 High Sun Dr Bldg 29 · Florissant, MO 63031

$85,000

2 bd · 1.5 ba · 868 sqft · Condo · 51 Days on market

Built 1986 Good condition $217/mo HOA · 15% of rent ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Condo, convenient location, close to shopping and parks. Assigned and guest parking. Two great sized bedrooms, main floor laundry, updated kitchen and baths, lots of lower-level private storage, new flooring, nice private deck, very well maintained. Ready for occupancy! Condo is located on the second floor. The basement storage is down the stairs to the right and the door on the right.

Key facts

• $217 HOA
• Built 1986
• Listed 50 days

Property features AI

Finance

• Other: Living area listed as 868 (public records); Basement present with 8 ft+ poured construction
• HOA & community: Sunset Park Condo association; Monthly HOA fee of $217; HOA covers insurance, grounds maintenance, common area maintenance, exterior maintenance, management, pest control, sewer, snow removal, trash, and water; Common ground amenity

Exterior

• Parking: Assigned parking; Additional parking spaces; Parking pad
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected
• Home design: Condominium (residential); Private ownership; One level
• Construction: Concrete construction
• Exterior features: Adjoins common ground; Balcony

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Disposal
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Fireplace in the living room; Balcony
• Laundry & utility: In-unit laundry located on main level and in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $85k. Condition is rated good.

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 ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.67% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 5.0

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $8,624
• Equity at exit: $12,674

10-year hold

• IRR: 19.6%
• Equity multiple: 2.77×
• Total profit: $42,166
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$217
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $320

Break-even live

Break-even rent $1,018

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $379	-5% $350	+0% $320	+5% $291	+10% $262
Rent	-10% $208	-5% $264	+0% $320	+5% $377	+10% $433
Rate	-1.0pp $363	-0.5pp $342	base $320	+0.5pp $298	+1.0pp $276

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: $21,250
• Closing costs: $2,550
• 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	0.06mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.29mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.33mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.38mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.63mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.68mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.68mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.02mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.04mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.05mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.06mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.07mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.10mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.14mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.16mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.26mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.33mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.35mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.45mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,065	$1.32	2d	14	1.46mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 51 DOM
2. 2026-06-17
   days on market $85,000 Active 50 DOM
3. 2026-06-16
   days on market $85,000 Active 49 DOM
4. 2026-06-15
   days on market $85,000 Active 48 DOM
5. 2026-06-13
   days on market $85,000 Active 46 DOM
6. 2026-06-13
   days on market $85,000 Active 45 DOM
7. 2026-06-09
   days on market $85,000 Active 42 DOM
8. 2026-06-08
   days on market $85,000 Active 41 DOM
9. 2026-06-07
   days on market $85,000 Active 40 DOM
10. 2026-06-05
    days on market $85,000 Active 37 DOM
11. 2026-06-03
    days on market $85,000 Active 36 DOM
12. 2026-06-02
    days on market $85,000 Active 35 DOM
13. 2026-06-01
    days on market $85,000 Active 34 DOM
14. 2026-05-31
    pricedays on market $85,000 Active 33 DOM
15. 2026-04-29
    listed $89,900 Active 394-char remark
16. 2026-04-29
    historical $89,900 394-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,085
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$2,604
• − Depreciation: −$2,473
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,169/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is ready for occupancy and offers a good starting point for potential buyers or renters. It has a good condition score and requires minimal repairs or maintenance.

Value-add opportunities

• Both Painting the exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Upgrading the flooring to hardwood or tile — Improves aesthetics and can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value
• Both Upgrading the bathrooms with modern fixtures — Modernizes the bathrooms and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrading the flooring to hardwood or tile — Improves aesthetics and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value ↑
• Both Upgrading the bathrooms with modern fixtures — Modernizes the bathrooms and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.5% since first listed

3 events — show timeline

• 2026-05-30 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $89,900 MARIS as Distributed by MLS Grid