710 Central Pkwy · Florissant, MO 63031

$174,000

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 56 Days on market

Built 1960 $117/sqft · 5% below area Est $184k · 5% under

---

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 +20.0/30.0
• ARV discount +9.9/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• 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

Fully Renovated & Move-In Ready Ranch! Beautifully updated 3 bed, 1.5 bath ranch featuring an inviting open-concept layout perfect for everyday living and entertaining. The renovated kitchen includes brand-new stainless steel appliances, granite countertops, and custom cabinetry. Spacious family room with a cozy wood-burning fireplace. Primary bedroom includes a private half bath. Major updates include brand-new HVAC, fresh paint, luxury vinyl plank flooring, and updated lighting. Enjoy the fenced backyard with plenty of space for pets, play, or relaxing outdoors. Conveniently located near schools, parks, and shopping. Showings start Wednesday 4/15

Key facts

• Built 1960
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $171k (1.7% below list).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 56 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $174k implies a 91% 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 $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $183,884
• List price: $174,000
• Delta: -5.37%
• 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
725 Pelican Ln	0.12mi	4/2.0 (+1)	1,382 (-7%)	1mo	$212,500	$154	74
1865 Curtis Ct	0.40mi	3/2.0	1,512 (+1%)	4mo	$185,000	$122	73
2270 Patterson Rd	0.21mi	3/1.0	1,625 (+9%)	3mo	$169,900	$105	71
2405 Orleans Ln	0.46mi	3/1.5	1,424 (-5%)	2mo	$239,900	$168	70
615 Central Pkwy	0.12mi	3/1.5	1,274 (-15%)	1mo	$169,900	$133	69
1283 Kingsford Dr	0.51mi	3/2.5	1,525 (+2%)	1mo	$199,900	$131	67
1900 Violet Dr	0.39mi	3/2.0	1,368 (-8%)	1mo	$159,900	$117	65
2011 Aristocrat Dr	0.50mi	3/1.5	1,378 (-8%)	4mo	$180,000	$131	61
549 Rancho Ln	0.56mi	3/3.0	1,432 (-4%)	0mo	$279,000	$195	61
490 Jana Dr	0.33mi	4/3.0 (+1)	1,600 (+7%)	1mo	$195,000	$122	60
1760 Fernbrook Ln	0.54mi	3/1.0	1,615 (+8%)	2mo	$160,000	$99	57
2250 Loveland Dr	0.51mi	3/2.5	1,352 (-9%)	1mo	$159,900	$118	55

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,311
• Equity at exit: $25,944

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $16,159
• Equity at exit: $15,044

Cash invested: $48,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$912
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $215

Break-even live

Break-even rent $1,438

Max offer price $174,000

Occupancy floor 82%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	0.38mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.43mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	0.45mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	2d	1	0.64mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	0.66mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	2d	1	0.66mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.68mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	0.71mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	0.72mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.73mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	0.73mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	43d	1	0.74mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	0.80mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	0.82mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.85mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.90mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	0.97mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	1.00mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.05mi
1939 Suns Up Way Florissant, MO	2.0	2.5	1544	$1,700	$1.10	2d	1	1.06mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	1.07mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	1.14mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	1.16mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.22mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.32mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	14d	1	1.33mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	1.36mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	43d	1	1.48mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $174,000 Active 56 DOM
2. 2026-06-17
   days on market $174,000 Active 55 DOM
3. 2026-06-16
   days on market $174,000 Active 54 DOM
4. 2026-06-15
   days on market $174,000 Active 53 DOM
5. 2026-06-13
   days on market $174,000 Active 51 DOM
6. 2026-06-13
   days on market $174,000 Active 50 DOM
7. 2026-06-10
   price $174,000 Active 47 DOM
8. 2026-06-09
   days on market $176,000 Active 47 DOM
9. 2026-06-08
   days on market $176,000 Active 46 DOM
10. 2026-06-07
    days on market $176,000 Active 45 DOM
11. 2026-06-05
    days on market $176,000 Active 42 DOM
12. 2026-06-03
    days on market $176,000 Active 41 DOM
13. 2026-06-02
    days on market $176,000 Active 40 DOM
14. 2026-06-01
    days on market $176,000 Active 39 DOM
15. 2026-05-31
    days on market $176,000 Active 38 DOM
16. 2026-04-30
    price $180,000
17. 2026-04-12
    listed $185,000 Active
18. 2026-03-24
    historical
19. 2025-03-14
    historical
20. 2025-03-04
    price $179,900
21. 2025-02-25
    price $181,000
22. 2025-02-15
    price $184,900
23. 2025-02-08
    listed $189,900 Active
24. 2025-02-06
    historical
25. 2024-03-01
    soldstatus Closed
26. 2024-01-29
    status Pending
27. 2024-01-03
    listed $179,999 Active
28. 2024-01-01
    historical $179,999
29. 2023-12-20
    historical
30. 2023-12-08
    listed $183,000 Active
31. 2023-12-07
    historical
32. 2023-07-07
    soldstatus
33. 2023-06-30
    soldstatus Closed
34. 2023-06-28
    status Pending
35. 2023-06-07
    historical Active Under Contract
36. 2023-05-25
    status Active
37. 2023-05-24
    historical
38. 2023-05-23
    status Active
39. 2023-05-04
    historical
40. 2023-03-10
    status Pending
41. 2023-03-01
    historical Active Under Contract
42. 2023-01-31
    listed $99,950 Active
43. 2023-01-30
    historical $99,950
44. 2019-08-09
    soldstatus $91,000
45. 2019-08-07
    soldstatus Closed
46. 2019-07-02
    status Pending
47. 2019-06-19
    listed $99,900 Active
48. 2012-01-27
    soldstatus
49. 2011-12-10
    listed $39,900
50. 2006-08-18
    soldstatus $97,900

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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: $20,518
• − Mortgage interest: −$9,747
• − Property taxes: −$1,811
• − Insurance: −$870
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,062
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,640/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

+414.3% since first listed

38 events — show timeline

• 2026-04-30 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2026-04-12 Listed $185,000 MARIS as Distributed by MLS Grid
• 2026-03-24 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-03-14 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-04 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2025-02-25 Price Changed $181,000 MARIS as Distributed by MLS Grid
• 2025-02-15 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2025-02-08 Listed $189,900 MARIS as Distributed by MLS Grid
• 2025-02-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-03-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-29 Pending — MARIS as Distributed by MLS Grid
• 2024-01-03 Listed $179,999 MARIS as Distributed by MLS Grid
• 2024-01-01 Coming Soon $179,999 MARIS as Distributed by MLS Grid
• 2023-12-20 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-08 Listed $183,000 MARIS as Distributed by MLS Grid
• 2023-12-07 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-07-07 Sold (Public Records) — Public Records
• 2023-06-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-28 Pending — MARIS as Distributed by MLS Grid
• 2023-06-07 Contingent — MARIS as Distributed by MLS Grid
• 2023-05-25 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-24 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-23 Relisted — MARIS as Distributed by MLS Grid
• 2023-05-04 Delisted — MARIS as Distributed by MLS Grid
• 2023-03-10 Pending — MARIS as Distributed by MLS Grid
• 2023-03-01 Contingent — MARIS as Distributed by MLS Grid
• 2023-01-31 Listed $99,950 MARIS as Distributed by MLS Grid
• 2023-01-30 Coming Soon $99,950 MARIS as Distributed by MLS Grid
• 2019-08-09 Sold (Public Records) $91,000 Public Records
• 2019-08-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-02 Pending — MARIS as Distributed by MLS Grid
• 2019-06-19 Listed $99,900 MARIS as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-10 Listed $39,900 MARIS as Distributed by MLS Grid
• 2006-08-18 Sold (Public Records) $97,900 Public Records
• 1997-07-23 Sold (Public Records) $50,000 Public Records
• 1983-05-01 Sold (Public Records) $38,500 Public Records
• 1980-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+1.0%/yr

Latest (2022): $1,811 · +2.6% YoY. Source: county tax records.