2916 Oriental Dr · Florissant, MO 63031

$175,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 21 Days on market

Built 1972 7,801 sqft lot $192/sqft · 23% above area Est $197k · 11% under ↓ 8% since listing

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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 +17.0/30.0
• ARV discount +12.6/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2916 Oriental Drive, a 3-bed single-family home in Florissant being offered for sale, for the first time. This home has been well maintained over the years and is ready for its next owner to move in and make it their own. The main level features a classic ranch layout with three bedrooms and one full bath, eat-in kitchen, and family room. Ideal single-level living. The finished lower level expands the home to over 1,200 square feet of usable space, creating flexibility for a second living area, recreation room, home office, or hobby space, use this bonus space however you want. Recent updates include fresh paint throughout lower level, updated luxury vinyl plank flooring in the l

Key facts

• 7,801 sq ft lot
• Parking
• Built 1972

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty not included
• Financial info: Lease not considered

Exterior

• Parking: Carport with space for 1 vehicle
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Ameren electric service; Cable available; Phone available; Electricity available; Sewer available; Water available
• Home design: Single-family residence; Private ownership; One story; Concrete perimeter foundation; Shingle roof
• Construction: Other construction materials
• Exterior features: Level lot; Panel door(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Open floorplan; Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $117 ($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 $158k (9.7% below list).
• Recommended offer: $158k (9.7% 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.
• 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.
• Zoned schools: Cold Water Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 384 students, 68% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 272 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $158,065 (9.7% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.90% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $197,493
• List price: $175,000
• Delta: -11.39%
• 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
733 Mediterranean Dr	0.24mi	3/1.0	950 (+4%)	3mo	$219,900	$231	80
1332 Langholm Dr	0.65mi	3/1.0	924 (+1%)	1mo	$159,900	$173	67
2565 Morningside Dr	0.51mi	3/2.5	925 (+1%)	5mo	$150,000	$162	63
1577 Boardwalk Ave	0.49mi	3/1.5	962 (+6%)	4mo	$179,900	$187	62
3175 Chicory Creek Ln	0.36mi	2/1.0 (-1)	837 (-8%)	5mo	$139,900	$167	60
680 Central Pkwy	0.73mi	3/1.5	936 (+3%)	3mo	$99,900	$107	57
3035 Matlock Dr	0.65mi	3/2.0	950 (+4%)	6mo	$182,000	$192	54
500 Jana Dr	0.61mi	3/1.5	973 (+7%)	6mo	$179,900	$185	53
880 Fifth Plz	0.64mi	4/1.0 (+1)	980 (+8%)	1mo	$159,000	$162	52
2465 Grants Pkwy	0.59mi	3/2.0	995 (+9%)	2mo	$129,900	$131	52
1266 Borden Dr	0.35mi	3/1.5	1,040 (+14%)	8mo	$178,000	$171	51
1398 Brenthaven Ln	0.63mi	3/2.0	1,025 (+12%)	1mo	$185,000	$180	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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-18,882
• Equity at exit: $26,093

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,672
• Equity at exit: $15,131

Cash invested: $49,000 (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: 272
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$918
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $117

Break-even live

Break-even rent $1,433

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $216	-5% $167	+0% $117	+5% $68	+10% $18
Rent	-10% $-8	-5% $55	+0% $117	+5% $179	+10% $242
Rate	-1.0pp $205	-0.5pp $162	base $117	+0.5pp $72	+1.0pp $26

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	0.11mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	0.16mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	0.28mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.37mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	2d	1	0.63mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	0.63mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.93mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	0.94mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.02mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	1.03mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.42mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.45mi

Listing history 3 events

1. 2026-05-01
   listed $189,900 Active 1469-char remark
2. 2026-04-28
   historical $189,900 1469-char remark
3. 1979-10-01
   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: $1,692 · $141/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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: $18,968
• − Mortgage interest: −$9,803
• − Property taxes: −$1,692
• − Insurance: −$875
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,091
• Taxable loss: −$1,528
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,771/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

-7.8% since first listed

5 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-19 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $189,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $189,900 MARIS as Distributed by MLS Grid
• 1979-10-01 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,692 · +1.4% YoY. Source: county tax records.