2580 Morningside Dr · Florissant, MO 63031

$185,000

4 bd · 2.0 ba · 912 sqft · SingleFamily public records · 11 Days on market

Built 1964 7,522 sqft lot Est $156k · 19% over

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Why this score? — see what drove the D- 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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! An ideal home for those seeking comfort in a quiet neighborhood. This split level home has hardwood floors throughout, ceramic tiles in the updated bathrooms and kitchen with plenty of cabinets. Breakfast room walkout to a large wooden deck to enjoy for those summer barbecues, plenty of space for outdoor entertaining, 2 car oversize garage with a front door and side steel door to backyard. Lower level walkout to the fenced back yard offers a large family room and a 3rd bedroom that owner uses as an office. Recent updates new upper bathroom tiles and safety rails, new entry steel door on garage 2026, new slide door to deck, new roof with a transferrable warranty, siding and gut

Key facts

• 7,522 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Living area approximately 1,356 (assessor); Above-grade finished area approximately 912 (public records); Lot dimensions about 45 x 109 with approximately 0.1727 acres
• Financial info: Second mortgage present; Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable connected
• Home design: Single-family residence; Multi/split levels
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (2 on upper level, 1 on lower level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas fireplace; Basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $165k (10.7% below list).
• Recommended offer: $165k (10.7% 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: Jana Elem. (math 8% / reading 27%, grade F, #964 of 1,115 statewide, top 87%, 419 students, 62% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 273 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; 46% 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 $165,202 (10.7% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $155,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
880 Fifth Plz	0.18mi	4/1.0	980 (+8%)	1mo	$159,000	$162	74
2465 Grants Pkwy	0.16mi	3/2.0 (-1)	995 (+9%)	2mo	$129,900	$131	71
2052 Aristocrat Dr	0.59mi	3/1.5 (-1)	960 (+5%)	1mo	$89,900	$94	55
750 Blackbird Dr	0.46mi	3/1.5 (-1)	1,025 (+12%)	1mo	$174,900	$171	50
1398 Brenthaven Ln	0.52mi	3/2.0 (-1)	1,025 (+12%)	1mo	$185,000	$180	50
660 Crabapple Ln	0.45mi	3/2.0 (-1)	1,045 (+15%)	2mo	$199,999	$191	48
1115 Verlene Dr	0.70mi	3/2.0 (-1)	980 (+8%)	3mo	$174,900	$178	48
340 Patterson Ln	0.62mi	3/1.0 (-1)	988 (+8%)	2mo	$160,000	$162	47
2310 Orleans Ln	0.62mi	3/2.0 (-1)	1,025 (+12%)	1mo	$198,900	$194	44
390 Versailles Dr	0.54mi	3/1.5 (-1)	1,040 (+14%)	1mo	$174,900	$168	44
2328 Urbandale Dr	0.63mi	3/2.0 (-1)	1,025 (+12%)	1mo	$140,400	$137	44
460 Wren Dr	0.55mi	3/1.0 (-1)	1,025 (+12%)	2mo	$177,000	$173	43

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-23,181
• Equity at exit: $27,584

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,195
• Equity at exit: $15,995

Cash invested: $51,800 (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: 273
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$970
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $73

Break-even live

Break-even rent $1,559

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $178	-5% $126	+0% $73	+5% $21	+10% $-32
Rent	-10% $-57	-5% $8	+0% $73	+5% $138	+10% $204
Rate	-1.0pp $166	-0.5pp $120	base $73	+0.5pp $25	+1.0pp $-23

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	46d	1	0.20mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	26d	1	0.25mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	10d	1	0.44mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	0.48mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	0.55mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	46d	1	0.55mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	0d	1	0.68mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	5d	1	0.73mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	1d	1	0.78mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	46d	1	0.92mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	46d	1	0.97mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	4d	1	0.99mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	46d	1	0.99mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	10d	1	1.05mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.11mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	10d	1	1.11mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	1d	1	1.11mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	1.14mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	46d	1	1.24mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	1.26mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	46d	1	1.27mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	26d	1	1.31mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	10d	1	1.32mi

Listing history 11 events

1. 2026-06-22
   days on market $185,000 Active 11 DOM
2. 2026-06-21
   days on market $185,000 Active 10 DOM
3. 2026-06-18
   days on market $185,000 Active 7 DOM
4. 2026-06-17
   days on market $185,000 Active 6 DOM
5. 2026-06-16
   days on market $185,000 Active 5 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   pricedays on market $185,000 Active 4 DOM
8. 2026-06-13
   days on market $200,000 Active 2 DOM
9. 2026-06-13
   status $200,000 Active 1 DOM
10. 2026-06-10
    remarks 632-char remark
11. 2026-06-10
    listed $200,000 Coming Soon 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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: $19,824
• − Mortgage interest: −$10,363
• − Property taxes: −$2,216
• − Insurance: −$925
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,382
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,414/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

+57.5% since first listed

2 events — show timeline

• 2026-06-09 Coming Soon $200,000 MARIS as Distributed by MLS Grid
• 2004-05-21 Sold (Public Records) $127,000 Public Records

Property tax history

+4.1%/yr

Latest (2022): $2,216 · +2.7% YoY. Source: county tax records.