1831 New Sun Ct · Florissant, MO 63031

$84,000

2 bd · 1.0 ba · 975 sqft · Condo public records · 104 Days on market

Built 1987 $86/sqft · 14% above area Est $74k · 14% over $73/mo HOA · 5% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and spacious condo located near the vibrant Sunset Park. Enjoy the peace of mind that this move-in ready unit offers. Upon walking in, you are greeted by the vast open-concept living room/dining room combo that makes gathering with family or friends simple. Following the luxury vinyl flooring throughout the unit, you will find a kitchen equipped with stainless steel appliances replaced in 2023, and countertops in 2024. The TWO bedrooms boast a generous amount of space to make your own. Other updates include washer/dryer (2024), water heater (2022), Furnace (2018), AC (2019). Do not miss the opportunity to appreciate living with ease at 1831 New Sun Ct.

Key facts

• $73 HOA
• Built 1987
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 19 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

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $62k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $76,440 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (median comp): $73,514
• List price: $84,000
• Delta: 14.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.07×
• Total profit: $25,120
• Equity at exit: $12,525

10-year hold

• IRR: 33.9%
• Equity multiple: 4.30×
• Total profit: $77,590
• Equity at exit: $7,263

Cash invested: $23,520 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$441
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$35
• HOA: −$73
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $577

Break-even live

Break-even rent $781

Max offer price $84,000

Occupancy floor 57%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.16mi
1902 High Sun Dr Unit 1 Florissant, MO	1.0	1.0	795	$1,035	$1.30	17d	1	0.17mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.44mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	0.45mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.56mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.58mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	0.76mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	0.96mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	0.97mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	0.97mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	0.99mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	1.02mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	1.03mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	1.06mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	1.11mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.17mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.21mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.24mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	1.32mi

HOA detail condo

• Monthly dues: $73 · $876/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $84,000 Active 104 DOM
2. 2026-06-17
   status $84,000 Active 103 DOM
3. 2026-06-17
   days on market $84,000 Active Under Contract 103 DOM
4. 2026-06-16
   days on market $84,000 Active Under Contract 102 DOM
5. 2026-06-15
   days on market $84,000 Active Under Contract 101 DOM
6. 2026-06-13
   days on market $84,000 Active Under Contract 99 DOM
7. 2026-06-13
   statusdays on market $84,000 Active Under Contract 98 DOM
8. 2026-06-09
   days on market $84,000 Active 95 DOM
9. 2026-06-08
   days on market $84,000 Active 94 DOM
10. 2026-06-07
    days on market $84,000 Active 93 DOM
11. 2026-06-05
    days on market $84,000 Active 90 DOM
12. 2026-06-03
    days on market $84,000 Active 89 DOM
13. 2026-06-02
    days on market $84,000 Active 88 DOM
14. 2026-06-01
    days on market $84,000 Active 87 DOM
15. 2026-05-31
    days on market $84,000 Active 86 DOM
16. 2026-03-07
    listed $84,000 Active 697-char remark

    Show marketing remark (697 chars)

    Welcome to this beautifully updated and spacious condo located near the vibrant Sunset Park. Enjoy the peace of mind that this move-in ready unit offers. Upon walking in, you are greeted by the vast open-concept living room/dining room combo that makes gathering with family or friends simple. Following the luxury vinyl flooring throughout the unit, you will find a kitchen equipped with stainless steel appliances replaced in 2023, and countertops in 2024. The TWO bedrooms boast a generous amount of space to make your own. Other updates include washer/dryer (2024), water heater (2022), Furnace (2018), AC (2019). Do not miss the opportunity to appreciate living with ease at 1831 New Sun Ct.

17. 2026-03-06
    historical $84,000 697-char remark

    Show marketing remark (697 chars)

    Welcome to this beautifully updated and spacious condo located near the vibrant Sunset Park. Enjoy the peace of mind that this move-in ready unit offers. Upon walking in, you are greeted by the vast open-concept living room/dining room combo that makes gathering with family or friends simple. Following the luxury vinyl flooring throughout the unit, you will find a kitchen equipped with stainless steel appliances replaced in 2023, and countertops in 2024. The TWO bedrooms boast a generous amount of space to make your own. Other updates include washer/dryer (2024), water heater (2022), Furnace (2018), AC (2019). Do not miss the opportunity to appreciate living with ease at 1831 New Sun Ct.

18. 2025-10-23
    listed $90,000 Active
19. 2025-10-23
    historical
20. 2024-08-28
    historical
21. 2024-06-27
    status Active
22. 2024-06-24
    historical
23. 2024-06-15
    historical Active Under Contract
24. 2024-05-29
    price $90,000
25. 2024-05-03
    listed $95,000 Active
26. 2021-06-28
    soldstatus $62,000
27. 2021-06-18
    soldstatus Closed
28. 2021-04-25
    status Pending
29. 2021-04-21
    price $69,900
30. 2021-04-21
    listed $60,000 Active
31. 2013-05-10
    soldstatus
32. 2013-02-08
    listed $34,900
33. 2004-10-06
    soldstatus $67,900
34. 2004-03-05
    soldstatus
35. 2002-10-02
    soldstatus $158,250
36. 1995-11-21
    soldstatus $40,500
37. 1987-12-01
    soldstatus $48,170
38. 1987-12-01
    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: $826 · $69/mo
• Projected year-2 tax: $826 · $69/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: $18,138
• − Mortgage interest: −$4,705
• − Property taxes: −$826
• − Insurance: −$420
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$876
• − Depreciation: −$2,444
• Taxable income: $5,964
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $5,489/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

• 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

+74.4% since first listed

23 events — show timeline

• 2026-03-07 Listed $84,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $84,000 MARIS as Distributed by MLS Grid
• 2025-10-23 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-10-23 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-08-28 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-27 Relisted — MARIS as Distributed by MLS Grid
• 2024-06-24 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-15 Contingent — MARIS as Distributed by MLS Grid
• 2024-05-29 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2024-05-03 Listed $95,000 MARIS as Distributed by MLS Grid
• 2021-06-28 Sold (Public Records) $62,000 Public Records
• 2021-06-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-25 Pending — MARIS as Distributed by MLS Grid
• 2021-04-21 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2021-04-21 Listed $60,000 MARIS as Distributed by MLS Grid
• 2013-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-02-08 Listed $34,900 MARIS as Distributed by MLS Grid
• 2004-10-06 Sold (Public Records) $67,900 Public Records
• 2004-03-05 Sold (Public Records) — Public Records
• 2002-10-02 Sold (Public Records) $158,250 Public Records
• 1995-11-21 Sold (Public Records) $40,500 Public Records
• 1987-12-01 Sold (Public Records) — Public Records
• 1987-12-01 Sold (Public Records) $48,170 Public Records

Property tax history

-1.1%/yr

Latest (2022): $826 · +1.5% YoY. Source: county tax records.