2150 Canterbury Dr · Florissant, MO 63033

$189,900

3 bd · 2.0 ba · 1,045 sqft · SingleFamily public records · 19 Days on market

Built 1964 7,771 sqft lot $182/sqft · 45% above area Est $210k · 10% under $8/mo HOA

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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 +14.1/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 2150 Canterbury in Florissant! This well-maintained 3-bedroom, 2-bath ranch offers a functional and inviting layout with thoughtful updates throughout. The living room flows seamlessly into the eat-in kitchen, creating an open and comfortable space perfect for everyday living and entertaining. Hardwood floors add warmth and character, while the primary bedroom features its own private, attached bathroom for added convenience. The finished lower level expands your living space even further, complete with brand new carpet—ideal for a family room, rec area, home office, or guest space. Step outside to enjoy the flat, fully fenced backyard, perfect for pets, play, or relaxing evenings. With a great combination of indoor and outdoor living, this home is move-in ready and a fantastic opportunity in a convenient Florissant location!

Key facts

• 7,771 sq ft lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $162k (14.8% below list).
• Recommended offer: $162k (14.8% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 26 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

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; list at $190k implies a 92% 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 $161,777 (14.8% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $210,232
• List price: $189,900
• Delta: -9.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Devonshire Dr	0.13mi	3/2.0	1,118 (+7%)	0mo	$120,000	$107	82
390 Versailles Dr	0.54mi	3/1.5	1,040 (-0%)	0mo	$174,900	$168	72
2750 Robert Dr	0.47mi	3/1.5	1,064 (+2%)	2mo	$169,000	$159	72
2370 Indiancup Dr	0.35mi	3/2.0	960 (-8%)	3mo	$149,900	$156	68
2310 Orleans Ln	0.61mi	3/2.0	1,025 (-2%)	1mo	$198,900	$194	68
2265 Briarcrest Dr	0.41mi	4/2.0 (+1)	1,092 (+4%)	3mo	$200,000	$183	66
2190 Glenoro Dr	0.45mi	4/2.5 (+1)	1,083 (+4%)	3mo	$225,999	$209	64
1770 Beverly Dr	0.73mi	3/1.5	1,040 (-0%)	1mo	$200,000	$192	62
2345 Hummingbird Dr	0.57mi	3/1.0	988 (-6%)	2mo	$175,000	$177	59
340 Patterson Ln	0.58mi	3/1.0	988 (-6%)	2mo	$160,000	$162	58
460 Wren Dr	0.74mi	3/1.0	1,025 (-2%)	2mo	$177,000	$173	56
700 Sherwood Dr	0.67mi	3/2.0	1,198 (+15%)	2mo	$180,000	$150	42

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: 26.2%
• Equity multiple: 3.12×
• Total profit: $112,765
• Equity at exit: $171,077

10-year hold

• IRR: 24.2%
• Equity multiple: 7.57×
• Total profit: $349,381
• Equity at exit: $368,934

Cash invested: $53,172 (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: 218
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$79
• HOA: −$8
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $26

Break-even live

Break-even rent $1,584

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.24mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.46mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.71mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	0.75mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.79mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	0.80mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.82mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	0.88mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	0.95mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.00mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	1.02mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.12mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.14mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.14mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.16mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.16mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.18mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.24mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	1.33mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.38mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.40mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.41mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	1.42mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.44mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	2d	1	1.45mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-06-15
   status $189,900 Pending 19 DOM
2. 2026-06-13
   days on market $189,900 Active 19 DOM
3. 2026-06-13
   days on market $189,900 Active 18 DOM
4. 2026-06-09
   days on market $189,900 Active 15 DOM
5. 2026-06-08
   days on market $189,900 Active 14 DOM
6. 2026-06-07
   days on market $189,900 Active 13 DOM
7. 2026-06-05
   days on market $189,900 Active 10 DOM
8. 2026-06-03
   days on market $189,900 Active 9 DOM
9. 2026-06-02
   days on market $189,900 Active 8 DOM
10. 2026-06-01
    days on market $189,900 Active 7 DOM
11. 2026-05-31
    status $189,900 Active 6 DOM
12. 2026-04-14
    historical $189,900 854-char remark

    Show marketing remark (854 chars)

    Welcome to 2150 Canterbury in Florissant! This well-maintained 3-bedroom, 2-bath ranch offers a functional and inviting layout with thoughtful updates throughout. The living room flows seamlessly into the eat-in kitchen, creating an open and comfortable space perfect for everyday living and entertaining. Hardwood floors add warmth and character, while the primary bedroom features its own private, attached bathroom for added convenience. The finished lower level expands your living space even further, complete with brand new carpet—ideal for a family room, rec area, home office, or guest space. Step outside to enjoy the flat, fully fenced backyard, perfect for pets, play, or relaxing evenings. With a great combination of indoor and outdoor living, this home is move-in ready and a fantastic opportunity in a convenient Florissant location!

13. 2014-01-29
    soldstatus $99,000
14. 2014-01-28
    soldstatus 724-char remark

    Show marketing remark (724 chars)

    Get more for your money. Inviting ranch home in excellent condition. Lots of updates including Roof -2012, Furnace and Air Conditioner - 2010, Water Heater – 2008, Driveway – 2007, Gutters – 2007, Garage Door – 2006 - and more. Hardwood floors in living room and bedrooms. Partially finished lower level has lots of room. Kitchen has large window and is clean and bright. Nice touches include white six panel doors and ceiling fans in all bedrooms. Woods Basement Systems installed drainage tiles and sump system in 2008 with a transferable warranty. No water in this basement. The home has passed the county inspection and one year home warranty included. Swing set in back yard can stay.

15. 2013-09-30
    listed $99,000 724-char remark

    Show marketing remark (724 chars)

    Get more for your money. Inviting ranch home in excellent condition. Lots of updates including Roof -2012, Furnace and Air Conditioner - 2010, Water Heater – 2008, Driveway – 2007, Gutters – 2007, Garage Door – 2006 - and more. Hardwood floors in living room and bedrooms. Partially finished lower level has lots of room. Kitchen has large window and is clean and bright. Nice touches include white six panel doors and ceiling fans in all bedrooms. Woods Basement Systems installed drainage tiles and sump system in 2008 with a transferable warranty. No water in this basement. The home has passed the county inspection and one year home warranty included. Swing set in back yard can stay.

16. 2005-04-14
    soldstatus $123,900
17. 2000-08-23
    soldstatus $92,000
18. 1992-06-01
    soldstatus $72,000

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/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: $19,413
• − Mortgage interest: −$10,637
• − Property taxes: −$2,024
• − Insurance: −$950
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$96
• − Depreciation: −$5,524
• Taxable loss: −$2,925
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $1,018/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

• 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

+163.8% since first listed

7 events — show timeline

• 2026-04-14 Coming Soon $189,900 MARIS as Distributed by MLS Grid
• 2014-01-29 Sold (Public Records) $99,000 Public Records
• 2014-01-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-30 Listed $99,000 MARIS as Distributed by MLS Grid
• 2005-04-14 Sold (Public Records) $123,900 Public Records
• 2000-08-23 Sold (Public Records) $92,000 Public Records
• 1992-06-01 Sold (Public Records) $72,000 Public Records

Property tax history

+2.1%/yr

Latest (2022): $2,024 · +0.3% YoY. Source: county tax records.