1618 Boardwalk Ave · Florissant, MO 63031

$169,000

3 bd · 2.0 ba · 950 sqft · SingleFamily public records · 79 Days on market

Built 1973 6,220 sqft lot $178/sqft · 26% above area Est $233k · 28% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• 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

GREAT TURN-KEY RENTAL OPPORTUNITY!!! Ranch home with living room, kitchen, three bedrooms and 1 bath on main level. Finished basement with 2 living spaces, additional full bathroom, utility/laundry area. Home has attached carport and wide driveway for off street parking. Partially fenced back yard. Home has long term tenant. ADD THIS ONE TO YOUR PORTFOLIO!

Key facts

• Attached carport
• Finished basement
• Wide driveway

Tags

• TURN-KEY RENTAL OPPORTUNITY
• FINISHED BASEMENT
• ATTACHED CARPORT
• WIDE DRIVEWAY
• PARTIALLY FENCED BACK YARD

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$233,341) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $159k (6.1% below list).
• Recommended offer: $159k (6.1% 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+, 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $158,753 (6.1% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,341
• List price: $169,000
• Delta: -27.57%
• 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
1577 Boardwalk Ave	0.05mi	3/1.5	962 (+1%)	4mo	$179,900	$187	90
3035 Matlock Dr	0.13mi	3/2.0	950 (0%)	6mo	$182,000	$192	89
1332 Langholm Dr	0.53mi	3/1.0	924 (-3%)	1mo	$159,900	$173	66
733 Mediterranean Dr	0.71mi	3/1.0	950 (0%)	3mo	$219,900	$231	61
1398 Brenthaven Ln	0.59mi	3/2.0	1,025 (+8%)	1mo	$185,000	$180	59
3012 Oriental Dr	0.52mi	3/1.0	912 (-4%)	10mo	$149,375	$164	57
1266 Borden Dr	0.44mi	3/1.5	1,040 (+10%)	8mo	$178,000	$171	55
3006 Chance	0.60mi	3/1.0	912 (-4%)	10mo	$195,000	$214	53
2639 Liberty Gardens Dr	0.45mi	3/1.0	842 (-11%)	10mo	$170,000	$202	48
3175 Chicory Creek Ln	0.41mi	2/1.0 (-1)	837 (-12%)	5mo	$139,900	$167	48
903 Chesswood Dr	0.58mi	3/1.0	840 (-12%)	9mo	$119,950	$143	42
2118 Hungerford Dr	0.71mi	3/1.0	1,059 (+12%)	9mo	$188,000	$178	36

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-16,431
• Equity at exit: $25,198

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $5,779
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$886
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $140

Break-even live

Break-even rent $1,410

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $236	-5% $188	+0% $140	+5% $92	+10% $44
Rent	-10% $14	-5% $77	+0% $140	+5% $203	+10% $265
Rate	-1.0pp $225	-0.5pp $183	base $140	+0.5pp $96	+1.0pp $52

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	0.13mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	9d	1	0.45mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	0d	1	0.54mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	0.62mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	0.68mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	0.78mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.95mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.14mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	1.28mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.36mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	1.40mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	1.42mi

Listing history 42 events

1. 2026-06-21
   days on market $169,000 Active 79 DOM
2. 2026-06-18
   days on market $169,000 Active 76 DOM
3. 2026-06-17
   days on market $169,000 Active 75 DOM
4. 2026-06-16
   days on market $169,000 Active 74 DOM
5. 2026-06-15
   days on market $169,000 Active 73 DOM
6. 2026-06-13
   days on market $169,000 Active 71 DOM
7. 2026-06-13
   days on market $169,000 Active 70 DOM
8. 2026-06-09
   days on market $169,000 Active 67 DOM
9. 2026-06-08
   days on market $169,000 Active 66 DOM
10. 2026-06-07
    days on market $169,000 Active 65 DOM
11. 2026-06-05
    days on market $169,000 Active 62 DOM
12. 2026-06-03
    days on market $169,000 Active 61 DOM
13. 2026-06-02
    days on market $169,000 Active 60 DOM
14. 2026-06-01
    days on market $169,000 Active 59 DOM
15. 2026-05-31
    days on market $169,000 Active 58 DOM
16. 2026-05-04
    price $169,000 364-char remark

    Show marketing remark (364 chars)

    GREAT TURN-KEY RENTAL OPPORTUNITY!!! Ranch home with living room, kitchen, three bedrooms and 1 bath on main level. Finished basement with 2 living spaces, additional full bathroom, utility/laundry area. Home has attached carport and wide driveway for off street parking. Partially fenced back yard. Home has long term tenant. ADD THIS ONE TO YOUR PORTFOLIO!

17. 2026-04-03
    listed $174,900 Active 364-char remark

    Show marketing remark (364 chars)

    GREAT TURN-KEY RENTAL OPPORTUNITY!!! Ranch home with living room, kitchen, three bedrooms and 1 bath on main level. Finished basement with 2 living spaces, additional full bathroom, utility/laundry area. Home has attached carport and wide driveway for off street parking. Partially fenced back yard. Home has long term tenant. ADD THIS ONE TO YOUR PORTFOLIO!

18. 2021-08-25
    soldstatus $236,913
19. 2021-03-04
    soldstatus $119,000
20. 2021-02-23
    soldstatus Closed 999-char remark

    Show marketing remark (999 chars)

    Fantastic updated ranch home in beautiful Florissant! You can see the charm as you pull up to this brick front home on a wonderful street. Step inside and you will start seeing all the updates this home has to offer. The living room greets you with ample space and is open to an amazing kitchen! Look into the updated kitchen and you will find white cabinets, granite counters, tile backsplash, gas stove and all SS appliances! Down the hall you will find three generously sized bedrooms and an updated full bath. Updated tile flooring in the LR, kitchen, bath and hallway ties the whole main floor together. Downstairs you will find a newly finished basement with a rec space, sleeping area and full bath that rival most master suites! Bath has separate tub and shower and that tub is luxury at its finest!!! Outside this home puts on the finishing touch with a fenced, flat yard with a storage shed. All of these updates and all of this living space for under 120k!!! You won't find a better deal!

21. 2021-01-11
    status Pending 999-char remark

    Show marketing remark (999 chars)

    Fantastic updated ranch home in beautiful Florissant! You can see the charm as you pull up to this brick front home on a wonderful street. Step inside and you will start seeing all the updates this home has to offer. The living room greets you with ample space and is open to an amazing kitchen! Look into the updated kitchen and you will find white cabinets, granite counters, tile backsplash, gas stove and all SS appliances! Down the hall you will find three generously sized bedrooms and an updated full bath. Updated tile flooring in the LR, kitchen, bath and hallway ties the whole main floor together. Downstairs you will find a newly finished basement with a rec space, sleeping area and full bath that rival most master suites! Bath has separate tub and shower and that tub is luxury at its finest!!! Outside this home puts on the finishing touch with a fenced, flat yard with a storage shed. All of these updates and all of this living space for under 120k!!! You won't find a better deal!

22. 2021-01-04
    listed $119,900 Active 999-char remark

    Show marketing remark (999 chars)

    Fantastic updated ranch home in beautiful Florissant! You can see the charm as you pull up to this brick front home on a wonderful street. Step inside and you will start seeing all the updates this home has to offer. The living room greets you with ample space and is open to an amazing kitchen! Look into the updated kitchen and you will find white cabinets, granite counters, tile backsplash, gas stove and all SS appliances! Down the hall you will find three generously sized bedrooms and an updated full bath. Updated tile flooring in the LR, kitchen, bath and hallway ties the whole main floor together. Downstairs you will find a newly finished basement with a rec space, sleeping area and full bath that rival most master suites! Bath has separate tub and shower and that tub is luxury at its finest!!! Outside this home puts on the finishing touch with a fenced, flat yard with a storage shed. All of these updates and all of this living space for under 120k!!! You won't find a better deal!

23. 2020-12-31
    historical $119,900 999-char remark

    Show marketing remark (999 chars)

    Fantastic updated ranch home in beautiful Florissant! You can see the charm as you pull up to this brick front home on a wonderful street. Step inside and you will start seeing all the updates this home has to offer. The living room greets you with ample space and is open to an amazing kitchen! Look into the updated kitchen and you will find white cabinets, granite counters, tile backsplash, gas stove and all SS appliances! Down the hall you will find three generously sized bedrooms and an updated full bath. Updated tile flooring in the LR, kitchen, bath and hallway ties the whole main floor together. Downstairs you will find a newly finished basement with a rec space, sleeping area and full bath that rival most master suites! Bath has separate tub and shower and that tub is luxury at its finest!!! Outside this home puts on the finishing touch with a fenced, flat yard with a storage shed. All of these updates and all of this living space for under 120k!!! You won't find a better deal!

24. 2017-05-10
    soldstatus $85,000
25. 2017-05-05
    soldstatus Closed
26. 2017-05-01
    status Pending
27. 2017-04-26
    status Active
28. 2017-03-06
    status Pending
29. 2017-02-07
    listed $85,000 Active
30. 2017-01-12
    historical
31. 2017-01-05
    status Active
32. 2017-01-05
    historical
33. 2017-01-04
    status Active
34. 2016-12-12
    status Pending
35. 2016-11-09
    price $89,900
36. 2016-08-29
    price $99,900
37. 2016-08-19
    listed $107,695 Active
38. 2015-03-24
    soldstatus Closed
39. 2015-03-11
    historical
40. 2015-02-10
    listed $24,000 Active
41. 1995-05-04
    soldstatus $57,500
42. 1987-06-01
    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: $1,891 · $158/mo
• Projected year-2 tax: $1,891 · $158/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: $19,050
• − Mortgage interest: −$9,467
• − Property taxes: −$1,891
• − Insurance: −$845
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,916
• Taxable loss: −$1,117
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,947/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

• 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

+193.9% since first listed

27 events — show timeline

• 2026-05-04 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $174,900 MARIS as Distributed by MLS Grid
• 2021-08-25 Sold (Public Records) $236,913 Public Records
• 2021-03-04 Sold (Public Records) $119,000 Public Records
• 2021-02-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-01-11 Pending — MARIS as Distributed by MLS Grid
• 2021-01-04 Listed $119,900 MARIS as Distributed by MLS Grid
• 2020-12-31 Coming Soon $119,900 MARIS as Distributed by MLS Grid
• 2017-05-10 Sold (Public Records) $85,000 Public Records
• 2017-05-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-01 Pending — MARIS as Distributed by MLS Grid
• 2017-04-26 Relisted — MARIS as Distributed by MLS Grid
• 2017-03-06 Pending — MARIS as Distributed by MLS Grid
• 2017-02-07 Listed $85,000 MARIS as Distributed by MLS Grid
• 2017-01-12 Delisted — MARIS as Distributed by MLS Grid
• 2017-01-05 Relisted — MARIS as Distributed by MLS Grid
• 2017-01-05 Delisted — MARIS as Distributed by MLS Grid
• 2017-01-04 Relisted — MARIS as Distributed by MLS Grid
• 2016-12-12 Pending — MARIS as Distributed by MLS Grid
• 2016-11-09 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2016-08-29 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2016-08-19 Listed $107,695 MARIS as Distributed by MLS Grid
• 2015-03-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-03-11 Delisted — MARIS as Distributed by MLS Grid
• 2015-02-10 Listed $24,000 MARIS as Distributed by MLS Grid
• 1995-05-04 Sold (Public Records) $57,500 Public Records
• 1987-06-01 Sold (Public Records) — Public Records

Property tax history

-4.1%/yr

Latest (2022): $1,891 · +1.4% YoY. Source: county tax records.