2435 6th Ln · Florissant, MO 63031

$145,000

4 bd · 1.5 ba · 1,106 sqft · SingleFamily public records · 57 Days on market

Built 1960 9,178 sqft lot $131/sqft · 17% below area Est $174k · 17% under

---

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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• 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 MLS

Charming and full of potential, this 4-bedroom, 1.5-bath home offers comfortable living in a highly desirable corner lot setting. With 1,106 square feet of well-utilized space, this home features a functional layout perfect for everyday living or entertaining. Enjoy the added privacy and curb appeal that comes with a corner lot, along with extra outdoor space for relaxing, gardening, or future possibilities. Inside, you’ll find four versatile bedrooms—ideal for a growing household, home office, or guest space. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home offers a great combination of space, location, and value.

Key facts

• 9,178 sq ft lot
• Built 1960
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $145k implies a 61% 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1960 — 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: 1.17% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $174,392
• List price: $145,000
• Delta: -16.85%
• 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
2750 Robert Dr	0.30mi	3/1.5 (-1)	1,064 (-4%)	2mo	$169,000	$159	73
390 Versailles Dr	0.34mi	3/1.5 (-1)	1,040 (-6%)	0mo	$174,900	$168	69
880 Fifth Plz	0.24mi	4/1.0	980 (-11%)	1mo	$159,000	$162	67
750 Blackbird Dr	0.32mi	3/1.5 (-1)	1,025 (-7%)	1mo	$174,900	$171	67
1865 Violet Dr	0.51mi	3/1.5 (-1)	1,064 (-4%)	0mo	$100,000	$94	65
2310 Orleans Ln	0.41mi	3/2.0 (-1)	1,025 (-7%)	1mo	$198,900	$194	61
340 Patterson Ln	0.41mi	3/1.0 (-1)	988 (-11%)	2mo	$160,000	$162	55
1770 Beverly Dr	0.72mi	3/1.5 (-1)	1,040 (-6%)	1mo	$200,000	$192	50
1398 Brenthaven Ln	0.69mi	3/2.0 (-1)	1,025 (-7%)	1mo	$185,000	$180	48
2328 Urbandale Dr	0.73mi	3/2.0 (-1)	1,025 (-7%)	1mo	$140,400	$137	46
1285 Flamingo Dr	0.71mi	3/2.0 (-1)	1,198 (+8%)	1mo	$215,000	$179	45
2052 Aristocrat Dr	0.58mi	3/1.5 (-1)	960 (-13%)	1mo	$89,900	$94	45

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,706
• Equity at exit: $21,620

10-year hold

• IRR: 12.5%
• Equity multiple: 2.05×
• Total profit: $42,501
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$760
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $377

Break-even live

Break-even rent $1,216

Max offer price $145,000

Occupancy floor 73%

Sensitivity live

Price	-10% $459	-5% $418	+0% $377	+5% $336	+10% $295
Rent	-10% $243	-5% $310	+0% $377	+5% $444	+10% $511
Rate	-1.0pp $450	-0.5pp $414	base $377	+0.5pp $339	+1.0pp $301

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.34mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.36mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	0.43mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.53mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.54mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	0.64mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	0.65mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.74mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.76mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.77mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.82mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.84mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.87mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.92mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.95mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.03mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.05mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.06mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	1.11mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.18mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.24mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	1.32mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	2d	1	1.33mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	1.40mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	1.42mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	1.42mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 57 DOM
2. 2026-06-17
   days on market $145,000 Active 56 DOM
3. 2026-06-16
   days on market $145,000 Active 55 DOM
4. 2026-06-15
   days on market $145,000 Active 54 DOM
5. 2026-06-13
   days on market $145,000 Active 52 DOM
6. 2026-06-13
   days on market $145,000 Active 51 DOM
7. 2026-06-09
   days on market $145,000 Active 48 DOM
8. 2026-06-08
   days on market $145,000 Active 47 DOM
9. 2026-06-07
   days on market $145,000 Active 46 DOM
10. 2026-06-05
    days on market $145,000 Active 43 DOM
11. 2026-06-03
    days on market $145,000 Active 42 DOM
12. 2026-06-02
    days on market $145,000 Active 41 DOM
13. 2026-06-01
    days on market $145,000 Active 40 DOM
14. 2026-05-31
    days on market $145,000 Active 39 DOM
15. 2026-04-23
    listed $150,000 Active 690-char remark

    Show marketing remark (690 chars)

    Charming and full of potential, this 4-bedroom, 1.5-bath home offers comfortable living in a highly desirable corner lot setting. With 1,106 square feet of well-utilized space, this home features a functional layout perfect for everyday living or entertaining. Enjoy the added privacy and curb appeal that comes with a corner lot, along with extra outdoor space for relaxing, gardening, or future possibilities. Inside, you’ll find four versatile bedrooms—ideal for a growing household, home office, or guest space. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home offers a great combination of space, location, and value.

16. 2026-04-21
    historical $150,000 690-char remark

    Show marketing remark (690 chars)

    Charming and full of potential, this 4-bedroom, 1.5-bath home offers comfortable living in a highly desirable corner lot setting. With 1,106 square feet of well-utilized space, this home features a functional layout perfect for everyday living or entertaining. Enjoy the added privacy and curb appeal that comes with a corner lot, along with extra outdoor space for relaxing, gardening, or future possibilities. Inside, you’ll find four versatile bedrooms—ideal for a growing household, home office, or guest space. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home offers a great combination of space, location, and value.

17. 2021-01-08
    soldstatus $90,000
18. 2020-12-21
    soldstatus Closed 384-char remark

    Show marketing remark (384 chars)

    Great 4 bedroom 1.5 bath ranch style home situated on a corner lot! This home has a newer Architectural Shingled roof, a newer hot water heater and the refrigerator, washer and dryer stay! There are wood laminate floors and 6 panel doors throughout! The master bedroom has a half bath! The exterior has a level, fenced backyard and a large shed! Perfect home for a family or investor!

19. 2020-11-17
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Great 4 bedroom 1.5 bath ranch style home situated on a corner lot! This home has a newer Architectural Shingled roof, a newer hot water heater and the refrigerator, washer and dryer stay! There are wood laminate floors and 6 panel doors throughout! The master bedroom has a half bath! The exterior has a level, fenced backyard and a large shed! Perfect home for a family or investor!

20. 2020-11-13
    listed $80,000 Active 384-char remark

    Show marketing remark (384 chars)

    Great 4 bedroom 1.5 bath ranch style home situated on a corner lot! This home has a newer Architectural Shingled roof, a newer hot water heater and the refrigerator, washer and dryer stay! There are wood laminate floors and 6 panel doors throughout! The master bedroom has a half bath! The exterior has a level, fenced backyard and a large shed! Perfect home for a family or investor!

21. 2020-11-09
    historical $80,000 384-char remark

    Show marketing remark (384 chars)

    Great 4 bedroom 1.5 bath ranch style home situated on a corner lot! This home has a newer Architectural Shingled roof, a newer hot water heater and the refrigerator, washer and dryer stay! There are wood laminate floors and 6 panel doors throughout! The master bedroom has a half bath! The exterior has a level, fenced backyard and a large shed! Perfect home for a family or investor!

22. 1994-10-14
    soldstatus $55,450
23. 1983-12-01
    soldstatus
24. 1983-12-01
    soldstatus $44,000

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $1,676 · $140/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 ≥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: $20,317
• − Mortgage interest: −$8,122
• − Property taxes: −$1,676
• − Insurance: −$725
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$4,218
• Taxable income: $2,324
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,966/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

+240.9% since first listed

10 events — show timeline

• 2026-04-23 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2021-01-08 Sold (Public Records) $90,000 Public Records
• 2020-12-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-17 Pending — MARIS as Distributed by MLS Grid
• 2020-11-13 Listed $80,000 MARIS as Distributed by MLS Grid
• 2020-11-09 Coming Soon $80,000 MARIS as Distributed by MLS Grid
• 1994-10-14 Sold (Public Records) $55,450 Public Records
• 1983-12-01 Sold (Public Records) $44,000 Public Records
• 1983-12-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2022): $1,676 · +2.6% YoY. Source: county tax records.