665 Redwing Dr · Florissant, MO 63031

$125,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 18 Days on market

Built 1964 7,527 sqft lot Est $182k · 31% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Investor opportunity! This home offers lots of possibilities for someone to create opportunity for themselves, fixing in up this 3 bedroom 2 full bath home with a partially finished basement. This property is a short sale. The buyer to pay the 3rd party negotiator fee of $6000 and subject to lien holder approval.

Key facts

• 7,527 sq ft lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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+, 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: Walker Elem. (math 8% / reading 33%, grade F, #931 of 1,115 statewide, top 83%, 477 students, 67% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 272 active listings in the ZIP; 30 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $125k implies a 57% 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 $123,125 (1.5% 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. 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: 1.30% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $182,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Blackbird Dr	0.19mi	3/1.5	1,025 (-4%)	1mo	$174,900	$171	81
1865 Violet Dr	0.39mi	3/1.5	1,064 (-0%)	0mo	$100,000	$94	79
2750 Robert Dr	0.42mi	3/1.5	1,064 (-0%)	2mo	$169,000	$159	77
390 Versailles Dr	0.37mi	3/1.5	1,040 (-2%)	0mo	$174,900	$168	76
2310 Orleans Ln	0.41mi	3/2.0	1,025 (-4%)	1mo	$198,900	$194	70
880 Fifth Plz	0.24mi	4/1.0 (+1)	980 (-8%)	1mo	$159,000	$162	69
1770 Beverly Dr	0.71mi	3/1.5	1,040 (-2%)	1mo	$200,000	$192	60
2052 Aristocrat Dr	0.49mi	3/1.5	960 (-10%)	1mo	$89,900	$94	58
2328 Urbandale Dr	0.68mi	3/2.0	1,025 (-4%)	1mo	$140,400	$137	57
1398 Brenthaven Ln	0.70mi	3/2.0	1,025 (-4%)	1mo	$185,000	$180	56
695 Mullanphy Rd	0.61mi	3/1.0	927 (-13%)	1mo	$185,000	$200	49
1285 Flamingo Dr	0.61mi	3/2.0	1,198 (+12%)	1mo	$215,000	$179	46

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $7,744
• Equity at exit: $18,638

10-year hold

• IRR: 16.2%
• Equity multiple: 2.40×
• Total profit: $49,025
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$656
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $406

Break-even live

Break-even rent $1,109

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $477	-5% $442	+0% $406	+5% $371	+10% $335
Rent	-10% $278	-5% $342	+0% $406	+5% $470	+10% $534
Rate	-1.0pp $469	-0.5pp $438	base $406	+0.5pp $374	+1.0pp $341

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.42mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.43mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	0.44mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	0.52mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	0.62mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	0.63mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	0.64mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.72mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	0.72mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	0.74mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.75mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.75mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.76mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.80mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.84mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	0.93mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.98mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.99mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	1.01mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	1.04mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	1.11mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	1.23mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	1.23mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	1.35mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	16d	1	1.37mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	1.41mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	3d	1	1.42mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	1.45mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	1.45mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	45d	1	1.49mi

Listing history 5 events

1. 2025-10-10
   status Pending
2. 2025-09-23
   listed $125,000 Active
3. 2025-09-19
   historical $125,000
4. 2000-05-30
   soldstatus $79,500
5. 1987-09-01
   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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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: $19,473
• − Mortgage interest: −$7,002
• − Property taxes: −$2,019
• − Insurance: −$625
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,636
• Taxable income: $3,075
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $4,136/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

+57.2% since first listed

5 events — show timeline

• 2025-10-10 Pending — MARIS as Distributed by MLS Grid
• 2025-09-23 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-09-19 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2000-05-30 Sold (Public Records) $79,500 Public Records
• 1987-09-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2022): $2,019 · +2.7% YoY. Source: county tax records.