1865 Violet Dr · Florissant, MO 63031

$100,000

3 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 23 Days on market

Built 1961 7,501 sqft lot $94/sqft · 35% below area Est $154k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Price listed is Starting Bid Only. Bidding starts closing 5/13/2026 @ 6 p.m. Beautifully maintained and recently updated, this 3 bedroom, 2.5 bathroom home in Florissant, MO offers comfort, functionality, and inviting living spaces both inside and out. Highlighted by an attached single-car garage, full basement, and covered rear patio, this home is move-in ready and designed for everyday ease. The spacious living room is filled with natural light streaming through large front windows, perfectly complementing the durable LVP flooring underfoot. The eat-in kitchen has been recently updated with cabinet refacing, a new countertop, and new flooring, creating a fresh and functional space for cooking and dining. Three bedrooms are conveniently located just off the main hallway, including the primary bedroom featuring a private half bath. The remaining bedrooms share a well-appointed three-quarter bathroom, recently remodeled by Bath Fitter, showcasing new flooring, a new sink and vanity, and a beautifully designed walk-in shower with glass doors and custom hardware. The full, unfinished basement provides excellent potential and currently houses all utilities along with washer and dryer hookups, while offering ample space for a workshop, storage, or future finishing. Outside, a concrete driveway leads to the attached single-car garage, and the covered back patio creates the perfect setting for outdoor entertaining or quiet morning coffee. Conveniently located near schools, shopping, and major thoroughfares, this home blends modern updates with everyday convenience. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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+, 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.61% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.2

CMA / ARV

• ARV (median comp): $153,582
• List price: $100,000
• Delta: -34.89%
• 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
1865 Violet Dr	0.00mi	3/1.5	1,064 (0%)	0mo	$100,000	$94	100
750 Blackbird Dr	0.20mi	3/1.5	1,025 (-4%)	1mo	$174,900	$171	84
2052 Aristocrat Dr	0.24mi	3/1.5	960 (-10%)	1mo	$89,900	$94	72
1285 Flamingo Dr	0.24mi	3/2.0	1,198 (+13%)	1mo	$215,000	$179	65
2328 Urbandale Dr	0.55mi	3/2.0	1,025 (-4%)	1mo	$140,400	$137	65
390 Versailles Dr	0.70mi	3/1.5	1,040 (-2%)	0mo	$174,900	$168	63
290 Francisca Dr	0.73mi	3/1.5	1,092 (+3%)	1mo	$145,000	$133	60
2310 Orleans Ln	0.69mi	3/2.0	1,025 (-4%)	1mo	$198,900	$194	59
880 Fifth Plz	0.45mi	4/1.0 (+1)	980 (-8%)	1mo	$159,000	$162	58
695 Mullanphy Rd	0.39mi	3/1.0	927 (-13%)	1mo	$185,000	$200	58
1398 Brenthaven Ln	0.73mi	3/2.0	1,025 (-4%)	1mo	$185,000	$180	57
1435 Aspen Dr	0.51mi	3/1.0	912 (-14%)	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: 17.4%
• Equity multiple: 1.72×
• Total profit: $20,046
• Equity at exit: $14,910

10-year hold

• IRR: 26.9%
• Equity multiple: 3.51×
• Total profit: $70,364
• Equity at exit: $8,646

Cash invested: $28,000 (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: 271
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $536

Break-even live

Break-even rent $931

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.15mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.23mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.35mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.41mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.49mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.52mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	0.55mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.56mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.60mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.61mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	0.71mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.76mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.79mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	0.84mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.91mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.91mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	0.98mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.99mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.00mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.04mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.07mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.07mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.08mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	1.15mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	1.17mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	1.21mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	1.23mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.26mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	1.26mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.27mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.37mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.39mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.40mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.41mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.46mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.48mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	1.49mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.50mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.50mi

Listing history 3 events

1. 2026-05-14
   status Pending 1866-char remark

   Show marketing remark (1866 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/13/2026 @ 6 p.m. Beautifully maintained and recently updated, this 3 bedroom, 2.5 bathroom home in Florissant, MO offers comfort, functionality, and inviting living spaces both inside and out. Highlighted by an attached single-car garage, full basement, and covered rear patio, this home is move-in ready and designed for everyday ease. The spacious living room is filled with natural light streaming through large front windows, perfectly complementing the durable LVP flooring underfoot. The eat-in kitchen has been recently updated with cabinet refacing, a new countertop, and new flooring, creating a fresh and functional space for cooking and dining. Three bedrooms are conveniently located just off the main hallway, including the primary bedroom featuring a private half bath. The remaining bedrooms share a well-appointed three-quarter bathroom, recently remodeled by Bath Fitter, showcasing new flooring, a new sink and vanity, and a beautifully designed walk-in shower with glass doors and custom hardware. The full, unfinished basement provides excellent potential and currently houses all utilities along with washer and dryer hookups, while offering ample space for a workshop, storage, or future finishing. Outside, a concrete driveway leads to the attached single-car garage, and the covered back patio creates the perfect setting for outdoor entertaining or quiet morning coffee. Conveniently located near schools, shopping, and major thoroughfares, this home blends modern updates with everyday convenience. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

2. 2026-04-22
   listed $100,000 Active 1866-char remark

   Show marketing remark (1866 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/13/2026 @ 6 p.m. Beautifully maintained and recently updated, this 3 bedroom, 2.5 bathroom home in Florissant, MO offers comfort, functionality, and inviting living spaces both inside and out. Highlighted by an attached single-car garage, full basement, and covered rear patio, this home is move-in ready and designed for everyday ease. The spacious living room is filled with natural light streaming through large front windows, perfectly complementing the durable LVP flooring underfoot. The eat-in kitchen has been recently updated with cabinet refacing, a new countertop, and new flooring, creating a fresh and functional space for cooking and dining. Three bedrooms are conveniently located just off the main hallway, including the primary bedroom featuring a private half bath. The remaining bedrooms share a well-appointed three-quarter bathroom, recently remodeled by Bath Fitter, showcasing new flooring, a new sink and vanity, and a beautifully designed walk-in shower with glass doors and custom hardware. The full, unfinished basement provides excellent potential and currently houses all utilities along with washer and dryer hookups, while offering ample space for a workshop, storage, or future finishing. Outside, a concrete driveway leads to the attached single-car garage, and the covered back patio creates the perfect setting for outdoor entertaining or quiet morning coffee. Conveniently located near schools, shopping, and major thoroughfares, this home blends modern updates with everyday convenience. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

3. 2026-04-17
   historical $100,000 1866-char remark

   Show marketing remark (1866 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/13/2026 @ 6 p.m. Beautifully maintained and recently updated, this 3 bedroom, 2.5 bathroom home in Florissant, MO offers comfort, functionality, and inviting living spaces both inside and out. Highlighted by an attached single-car garage, full basement, and covered rear patio, this home is move-in ready and designed for everyday ease. The spacious living room is filled with natural light streaming through large front windows, perfectly complementing the durable LVP flooring underfoot. The eat-in kitchen has been recently updated with cabinet refacing, a new countertop, and new flooring, creating a fresh and functional space for cooking and dining. Three bedrooms are conveniently located just off the main hallway, including the primary bedroom featuring a private half bath. The remaining bedrooms share a well-appointed three-quarter bathroom, recently remodeled by Bath Fitter, showcasing new flooring, a new sink and vanity, and a beautifully designed walk-in shower with glass doors and custom hardware. The full, unfinished basement provides excellent potential and currently houses all utilities along with washer and dryer hookups, while offering ample space for a workshop, storage, or future finishing. Outside, a concrete driveway leads to the attached single-car garage, and the covered back patio creates the perfect setting for outdoor entertaining or quiet morning coffee. Conveniently located near schools, shopping, and major thoroughfares, this home blends modern updates with everyday convenience. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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: $19,309
• − Mortgage interest: −$5,602
• − Property taxes: −$2,033
• − Insurance: −$500
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,909
• Taxable income: $5,176
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $5,186/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

+0.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $100,000 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2022): $2,033 · +2.7% YoY. Source: county tax records.