185 De Smet Dr · Florissant, MO 63031

$109,900

1 bd · 1.0 ba · 816 sqft · SingleFamily public records · 35 Days on market

Built 1952 7,501 sqft lot $135/sqft · 15% below area Est $130k · 15% under

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +14.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

Investor Special – Tenant in Place & Room to Add Value! This income-producing 2-bedroom, 1-bath home with 2 bonus rooms is a great opportunity for investors seeking both immediate cash flow and future upside. Currently rented at $800/month, there's room to increase rent with minor updates—making this the perfect value-add property. Features include a partially finished basement, detached 2 car garage, offering added functionality and tenant appeal. The home has solid bones and great potential for improvements that could boost both rental income and long-term value. Located in a desirable area with strong rental demand, this property is a smart addition to any portfolio. D

Key facts

• Value add property
• Strong rental demand
• 7,501 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• DETACHED 2 CAR GARAGE
• STRONG RENTAL DEMAND
• VALUE ADD PROPERTY

Property features AI

Finance

• Other: Living area recorded as 816 (public records)
• Financial info: Lease not considered

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single family residence; One story; Private ownership
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Deck and patio; Private yard; Storage; Back yard with chain link fence; Front yard; Few trees; Level lot; Near public transit; Private lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms on the main level; Bonus rooms (2)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; Basement present; Ceiling fan(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $110k implies a 449% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.05% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $130,054
• List price: $109,900
• Delta: -15.50%
• 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
100 Du Bourg Ln	0.12mi	2/1.0 (+1)	816 (0%)	6mo	$165,000	$202	84
515 Marechal Ln	0.10mi	2/2.0 (+1)	816 (0%)	7mo	$164,000	$201	80
110 Barto Dr	0.40mi	2/1.0 (+1)	816 (0%)	5mo	$65,000	$80	72
233 Buddie Ave	0.34mi	2/1.0 (+1)	862 (+6%)	0mo	$74,900	$87	70
43 Connolly Dr	0.47mi	2/1.0 (+1)	816 (0%)	5mo	$116,900	$143	69
141 Flora Dr	0.41mi	2/1.0 (+1)	800 (-2%)	5mo	$70,000	$88	68
135 Anistasia Dr	0.54mi	2/1.0 (+1)	792 (-3%)	4mo	$94,900	$120	61
20 Derhake Rd	0.61mi	2/1.0 (+1)	792 (-3%)	1mo	$139,900	$177	61
1185 Saint Matthew Dr	0.61mi	2/1.0 (+1)	792 (-3%)	4mo	$128,000	$162	58
40 Connolly Dr	0.49mi	2/1.0 (+1)	768 (-6%)	7mo	$69,000	$90	57
159 Flora Dr	0.36mi	2/1.0 (+1)	910 (+12%)	5mo	$37,500	$41	55
210 Derhake Rd	0.75mi	2/1.0 (+1)	792 (-3%)	2mo	$109,900	$139	53

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,601
• Equity at exit: $16,386

10-year hold

• IRR: 6.3%
• Equity multiple: 1.49×
• Total profit: $15,208
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$576
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $168

Break-even live

Break-even rent $937

Max offer price $109,900

Occupancy floor 80%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.11mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.24mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	7d	1	0.33mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.35mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.55mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.67mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.71mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.88mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.99mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	1.04mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	1.04mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	1.28mi
240 Chez Vant Ct Hazelwood, MO	1.0	1.0	770	$825	$1.07	20d	1	1.33mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	1.34mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.36mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.37mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.37mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$925	$1.09	1d	4	1.44mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	1.46mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	1.47mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 35 DOM
2. 2026-06-17
   days on market $109,900 Active 34 DOM
3. 2026-06-16
   days on market $109,900 Active 33 DOM
4. 2026-06-15
   days on market $109,900 Active 32 DOM
5. 2026-06-13
   days on market $109,900 Active 30 DOM
6. 2026-06-13
   days on market $109,900 Active 29 DOM
7. 2026-06-09
   days on market $109,900 Active 26 DOM
8. 2026-06-08
   days on market $109,900 Active 25 DOM
9. 2026-06-07
   days on market $109,900 Active 24 DOM
10. 2026-06-05
    days on market $109,900 Active 21 DOM
11. 2026-06-03
    days on market $109,900 Active 20 DOM
12. 2026-06-02
    days on market $109,900 Active 19 DOM
13. 2026-06-01
    days on market $109,900 Active 18 DOM
14. 2026-05-31
    days on market $109,900 Active 17 DOM
15. 2026-05-14
    listed $109,900 Active 788-char remark
16. 2018-10-25
    price $59,900
17. 2010-12-02
    soldstatus $20,001
18. 1998-06-08
    soldstatus $52,900

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 ≥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: $13,802
• − Mortgage interest: −$6,156
• − Property taxes: −$1,419
• − Insurance: −$550
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,197
• Taxable income: $271
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $1,953/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

+107.8% since first listed

4 events — show timeline

• 2026-05-14 Listed $109,900 MARIS as Distributed by MLS Grid
• 2018-10-25 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2010-12-02 Sold (Public Records) $20,001 Public Records
• 1998-06-08 Sold (Public Records) $52,900 Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,419 · +2.6% YoY. Source: county tax records.