1190 Cheyenne Dr · Florissant, MO 63033

$159,900

3 bd · 2.0 ba · 754 sqft · SingleFamily public records · 22 Days on market

Built 1961 10,201 sqft lot $212/sqft · at area comps Est $165k · at est.

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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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Charming single-family ranch located in an established Florissant neighborhood, offering a solid opportunity for buyers seeking value and potential. This home features a traditional layout with comfortable living spaces, functional flow, and natural light throughout. The exterior includes low-maintenance siding and a classic suburban curb appeal on a quiet residential street with paved public road access. Inside, the property offers a spacious living area, dedicated dining space, and an efficient kitchen footprint ready for modernization or personalization. Bedrooms are well-proportioned with adequate closet space, and the full bath provides a practical layout consistent with homes of this

Key facts

• Spacious living area
• Single family ranch
• 0.23 acre lot

Tags

• SINGLE FAMILY RANCH
• LOW MAINTENANCE SIDING
• QUIET RESIDENTIAL STREET
• PAVED PUBLIC ROAD ACCESS
• SPACIOUS LIVING AREA
• DEDICATED DINING SPACE

Property features AI

Finance

• Other: Living area reported as 754 (public records)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (other provider/type)
• Home design: Single-family house; One level; Residential property
• Construction: Composition roof; Built with other/unspecified materials; Slab foundation
• Exterior features: Level lot; Paved road access; No exterior porches or patios listed; No fencing

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Carpet, vinyl, and wood flooring; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (4.5% below list).
• Recommended offer: $153k (4.5% below list) — sets the bar for 1% rule.

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: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 students, 99% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $160k implies a 188% gain — meaningful room to come down on a strong offer.

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 $152,687 (4.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.95% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $165,463
• List price: $159,900
• Delta: -3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1950 Washington St	0.67mi	2/2.0 (-1)	792 (+5%)	6mo	$20,000	$25	51
190 Lynn Meadows Ln	0.46mi	3/1.0	864 (+15%)	0mo	$119,900	$139	50
16 Montclair Ct	0.49mi	3/2.0	864 (+15%)	4mo	$100,000	$116	49
1210 Saint Richard Dr	0.72mi	2/1.0 (-1)	791 (+5%)	2mo	$115,000	$145	48
1120 Saint Anthony Ln	0.14mi	4/2.0 (+1)	864 (+15%)	21mo	$209,900	$243	46
105 Capri Dr	0.49mi	3/1.0	864 (+15%)	7mo	$144,900	$168	43
17 Montclair Ct	0.50mi	3/1.0	864 (+15%)	10mo	$159,900	$185	40
850 Derhake Rd	0.38mi	3/1.0	864 (+15%)	18mo	$160,000	$185	39
830 Derhake Rd	0.41mi	3/1.0	864 (+15%)	20mo	$159,900	$185	36
745 Northmoor Dr	0.49mi	3/1.0	864 (+15%)	17mo	$159,900	$185	34
40 Clearview Dr	0.58mi	3/1.0	864 (+15%)	23mo	$149,900	$173	25

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: 28.9%
• Equity multiple: 3.33×
• Total profit: $104,134
• Equity at exit: $144,051

10-year hold

• IRR: 26.5%
• Equity multiple: 8.07×
• Total profit: $316,527
• Equity at exit: $310,651

Cash invested: $44,772 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 221
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$839
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $154

Break-even live

Break-even rent $1,332

Max offer price $159,900

Occupancy floor 85%

Sensitivity live

Price	-10% $245	-5% $199	+0% $154	+5% $109	+10% $64
Rent	-10% $33	-5% $94	+0% $154	+5% $214	+10% $275
Rate	-1.0pp $235	-0.5pp $195	base $154	+0.5pp $113	+1.0pp $71

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	0.32mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	0.33mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	0.42mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.45mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	25d	1	0.55mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	0.66mi
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	21d	1	0.80mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.85mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.87mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	0.91mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	1.02mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	45d	1	1.12mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	1.17mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	1.20mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	1.22mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	1.25mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.29mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	1.31mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.36mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	1.40mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	25d	1	1.45mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.48mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.48mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	1.49mi

Listing history 5 events

1. 2026-05-01
   listed $159,900 Active 1256-char remark
2. 2016-07-29
   soldstatus $55,500
3. 2016-07-27
   soldstatus $45,000
4. 2003-12-10
   soldstatus $112,400
5. 1987-09-01
   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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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: $18,322
• − Mortgage interest: −$8,957
• − Property taxes: −$1,764
• − Insurance: −$800
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$4,652
• Taxable loss: −$781
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $2,037/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

+42.3% since first listed

6 events — show timeline

• 2026-05-23 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $159,900 MARIS as Distributed by MLS Grid
• 2016-07-29 Sold (Public Records) $55,500 Public Records
• 2016-07-27 Sold (Public Records) $45,000 Public Records
• 2003-12-10 Sold (Public Records) $112,400 Public Records
• 1987-09-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2022): $1,764 · +1.7% YoY. Source: county tax records.