2325 Pheasant Dr · Florissant, MO 63031

$129,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 20 Days on market

Built 1960 7,801 sqft lot Est $175k · 26% 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 +28.6/30.0
• 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

Charming and full of potential! This 3-bedroom, 1-bathroom ranch home in Florissant offers a functional layout and fantastic outdoor space. The main level features well-appointed living spaces, while the partially finished basement provides excellent bonus square footage for a home office, recreation room, or additional storage. Outside you'll find a spacious, flat backyard—fully fenced and perfect for outdoor activities. The property also includes a convenient storage shed for tools and gear, plus a 1-car carport to keep your vehicle shielded from the elements. Don't miss your chance to see this versatile home!

Key facts

• 1-car carport
• Fully fenced
• Flat backyard

Tags

• PARTIALLY FINISHED BASEMENT
• FLAT BACKYARD
• FULLY FENCED
• STORAGE SHED
• 1-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Lusher Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 379 students, 64% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $892 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $175,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Flamingo Dr	0.26mi	3/1.0	1,025 (0%)	1mo	$199,500	$195	87
1315 Thrush Ln	0.11mi	3/1.0	1,092 (+6%)	3mo	$159,900	$146	82
2370 Hawthorne Manor Dr	0.24mi	3/1.0	952 (-7%)	1mo	$175,900	$185	76
2490 Mullanphy Ln	0.25mi	3/1.0	952 (-7%)	2mo	$167,500	$176	74
1610 Jackson Ln	0.55mi	3/1.5	1,025 (0%)	4mo	$174,900	$171	69
2425 Lindsay Ln	0.42mi	3/1.0	960 (-6%)	2mo	$205,000	$214	69
2328 Urbandale Dr	0.69mi	3/2.0	1,025 (0%)	1mo	$140,400	$137	63
1370 Flicker Dr	0.71mi	3/2.0	1,008 (-2%)	3mo	$150,000	$149	57
290 Francisca Dr	0.65mi	3/1.5	1,092 (+6%)	1mo	$145,000	$133	56
2377 Farflung Dr	0.56mi	3/2.5	1,100 (+7%)	2mo	$204,900	$186	54
2397 Millvalley Dr	0.58mi	4/2.0 (+1)	1,100 (+7%)	1mo	$169,900	$154	51
1435 Aspen Dr	0.67mi	3/1.0	912 (-11%)	1mo	$134,000	$147	49

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,453
• Equity at exit: $19,234

10-year hold

• IRR: 16.4%
• Equity multiple: 2.43×
• Total profit: $51,571
• Equity at exit: $11,154

Cash invested: $36,120 (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: $1,674 high
• Mortgage (P&I): −$676
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $426

Break-even live

Break-even rent $1,134

Max offer price $129,000

Occupancy floor 70%

Sensitivity live

Price	-10% $500	-5% $463	+0% $426	+5% $390	+10% $353
Rent	-10% $294	-5% $360	+0% $426	+5% $493	+10% $559
Rate	-1.0pp $491	-0.5pp $459	base $426	+0.5pp $393	+1.0pp $359

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.12mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	0.17mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	45d	1	0.29mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	0.33mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	17d	1	0.38mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	16d	1	0.52mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	0.56mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	0.56mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.57mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.67mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	0.68mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	0.69mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	0.86mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.88mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	0.92mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	0.95mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,561	$1.11	0d	1	0.97mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	1.11mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	0d	14	1.13mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	1.20mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	1.39mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.39mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	9d	1	1.40mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	1.43mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.44mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	1.46mi

Listing history 3 events

1. 2026-03-10
   status Pending
2. 2026-02-18
   listed $129,000 Active
3. 2009-03-24
   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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,086
• − Mortgage interest: −$7,226
• − Property taxes: −$1,987
• − Insurance: −$645
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$3,753
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,335/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

3 events — show timeline

• 2026-03-10 Pending — MARIS as Distributed by MLS Grid
• 2026-02-18 Listed $129,000 MARIS as Distributed by MLS Grid
• 2009-03-24 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,987 · +2.7% YoY. Source: county tax records.