615 Creststone Dr · Florissant, MO 63033

$219,900

4 bd · 2.5 ba · 2,068 sqft · SingleFamily public records · 2 Days on market

Built 1962 9,604 sqft lot Est $263k · 16% 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 +16.3/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

YOU'LL BE UPSET IF YOU MISS THIS GORGEOUS REHAB- Home features 4 bedrooms, 2.5 baths, GRANITE countertops, stainless appliances (refrigerator included), hi-end kitchen cabinets with "soft close" feature, under cabinet lighting, extra deep sink w/ gooseneck faucet and magnetic sprayer, large walk-in closet in master, double sinks in master bath, ceramic tile and frieze carpet throughout, white 6 panel doors, lots of closet and storage space, 10 X 7 mud room, oversize 2 car garage, hi-efficiency HVAC systems, new water heater, new electrical service, new gutters and downspouts, 3 covered porches (one is screened), vinyl replacement windows, vinyl siding, all new lighting, some new concrete, newly landscaped, large fenced and shaded lot. Close to schools, shopping and walking distance to civic center.

Key facts

• Slab foundation
• Soft close cabinets
• Granite countertops

Tags

• CORNER LOT
• SLAB FOUNDATION
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT CLOSE CABINETS
• LARGE SCREENED IN PORCH

Property features AI

Finance

• Other: Living area listed as 2,068 (public records); Taxes listed (see public records for details); Seller may consider concessions
• Financial info: Lease not considered

Exterior

• Parking: Attached oversized garage; Two garage spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Residential property
• Construction: Aluminum siding; Brick veneer exterior; Shingle roof; Slab foundation; Built in public records year (year built from public records)
• Exterior features: Front porch; Rear porch; Screened porch; Exterior storage; Fenced backyard; Corner lot

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Disposal; Microwave; Electric oven; Refrigerator; Granite counters
• Bedrooms: Four bedrooms (all on upper level)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Double vanity in bathrooms; Granite countertops; Interior storage; Walk-in closets
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $199k (9.3% below list).
• Recommended offer: $199k (9.3% 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: Commons Lane Elementary (291 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 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; 10 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).
• This rent runs 36% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $86k; list at $220k implies a 156% 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 $199,436 (9.3% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.91% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $262,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
890 Meadowgrass Dr	0.26mi	4/2.5	1,883 (-9%)	2mo	$224,500	$119	72
3435 Saint Catherine St	0.12mi	5/3.0 (+1)	2,303 (+11%)	0mo	$250,000	$109	68
265 Waterford Dr	0.69mi	4/2.0	2,125 (+3%)	1mo	$270,000	$127	60
2462 Pontchartrain Dr	0.16mi	4/3.5	1,792 (-13%)	10mo	$295,000	$165	58
3290 Kingsley Dr	0.34mi	3/2.0 (-1)	1,848 (-11%)	6mo	$215,000	$116	55
11811 7 Hills Dr	0.74mi	4/2.5	2,200 (+6%)	2mo	$285,000	$130	54
2185 Pohlman Rd	0.45mi	4/3.0	1,797 (-13%)	2mo	$299,000	$166	54
3155 Classic Dr	0.38mi	4/2.0	1,825 (-12%)	12mo	$235,000	$129	51
3095 Durwood Dr	0.44mi	3/2.0 (-1)	2,269 (+10%)	12mo	$220,000	$97	46
1125 Cheyenne Dr	0.75mi	3/2.0 (-1)	1,994 (-4%)	13mo	$225,000	$113	42
2230 Wheatfield Dr	0.45mi	3/2.0 (-1)	1,806 (-13%)	13mo	$219,900	$122	40
8 Tamzine Ct	0.70mi	4/2.0	1,875 (-9%)	13mo	$299,000	$159	39

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: 27.6%
• Equity multiple: 3.22×
• Total profit: $136,793
• Equity at exit: $198,103

10-year hold

• IRR: 25.3%
• Equity multiple: 7.82×
• Total profit: $419,853
• Equity at exit: $427,217

Cash invested: $61,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $119

Break-even live

Break-even rent $1,844

Max offer price $219,900

Occupancy floor 89%

Sensitivity live

Price	-10% $243	-5% $181	+0% $119	+5% $57	+10% $-6
Rent	-10% $-39	-5% $40	+0% $119	+5% $198	+10% $277
Rate	-1.0pp $230	-0.5pp $175	base $119	+0.5pp $62	+1.0pp $4

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	44d	1	0.94mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	0.97mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	2d	17	1.00mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	2d	1	1.01mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	21d	1	1.10mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.12mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	1.22mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	1.26mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	3d	1	1.28mi
13538 Paddock Ridge Ct Black Jack, MO	5.0	4.0	2789	$2,500	$0.90	11d	1	1.44mi

Listing history 4 events

1. 2026-06-19
   status $219,900 Pending 2 DOM
2. 2026-06-18
   days on market $219,900 Active 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $219,900 Active 1 DOM

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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: $23,932
• − Mortgage interest: −$12,318
• − Property taxes: −$2,541
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,397
• Taxable loss: −$2,252
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,968/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

+155.7% since first listed

7 events — show timeline

• 2026-06-16 Listed $219,900 MARIS as Distributed by MLS Grid
• 2022-07-11 Price Changed $1,600 RENT.
• 2013-12-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-13 Listed $124,900 MARIS as Distributed by MLS Grid
• 2013-07-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-11-26 Listed $50,000 MARIS as Distributed by MLS Grid
• 1997-05-14 Sold (Public Records) $86,000 Public Records

Property tax history

+3.1%/yr

Latest (2022): $2,541 · +1.7% YoY. Source: county tax records.