2195 Somerset Dr · Florissant, MO 63033

$175,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 14 Days on market

Built 1964 9,578 sqft lot Est $235k · 25% under

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Why this score? — see what drove the A- 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 +27.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Solid mid-century ranch in Florissant's established Wedgwood neighborhood, offering 3 bedrooms, 2 full baths, and 1,565 square feet on a quarter-acre lot. This home has had a real head start on updates and is ready for the right buyer to finish it out and make it their own. Inside, you'll find hardwood floors through the main living areas, a fresh coat of paint throughout, and new carpet. The kitchen has been updated with an island and offers a great footprint to build on. Both bathrooms have been refreshed with new vanities, toilets, and fixtures. A sunroom with exposed-beam ceiling adds flexible bonus space, and the living room is anchored by a classic fireplace. The full basement has bee

Key facts

• 9,578 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas available
• Home design: Single-family residence (house); One level
• Construction: Frame construction with vinyl siding; Asphalt shingle roof
• Exterior features: Lot dimensions approximately 66 x 148 x 66 x 146; Lot features: Other

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning stove fireplace (1); Full basement with 8 ft+ poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.0% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $175,000

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. 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: 1.23% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $234,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Darwin Ct	0.17mi	4/2.0 (+1)	1,560 (-0%)	0mo	$200,000	$128	86
9 Darwin Ct	0.14mi	3/3.0	1,540 (-2%)	4mo	$235,000	$153	83
2910 Wellington Dr	0.33mi	4/2.0 (+1)	1,517 (-3%)	1mo	$159,900	$105	73
4 Cameo Ct	0.19mi	3/2.5	1,405 (-10%)	0mo	$150,000	$107	72
2945 Dover Dr	0.30mi	4/2.0 (+1)	1,470 (-6%)	2mo	$185,400	$126	69
2940 Dover Dr	0.30mi	3/2.0	1,402 (-10%)	1mo	$210,000	$150	68
549 Rancho Ln	0.42mi	3/3.0	1,432 (-8%)	0mo	$279,000	$195	62
490 Jana Dr	0.53mi	4/3.0 (+1)	1,600 (+2%)	1mo	$195,000	$122	62
654 Mediterranean Dr	0.62mi	4/2.0 (+1)	1,488 (-5%)	3mo	$250,000	$168	56
2560 Woodsage Dr	0.48mi	3/3.0	1,390 (-11%)	1mo	$220,000	$158	54
2405 Orleans Ln	0.59mi	3/1.5	1,424 (-9%)	2mo	$239,900	$168	54
13 Lancaster Ct	0.65mi	3/2.0	1,786 (+14%)	1mo	$250,000	$140	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.85×
• Total profit: $139,637
• Equity at exit: $157,654

10-year hold

• IRR: 32.6%
• Equity multiple: 9.35×
• Total profit: $409,349
• Equity at exit: $339,987

Cash invested: $49,000 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$918
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $535

Break-even live

Break-even rent $1,484

Max offer price $175,000

Occupancy floor 70%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	44d	1	0.14mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	18d	1	0.96mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.98mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	1.18mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.21mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.22mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.29mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.30mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	1.39mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	44d	1	1.50mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	1.50mi

Listing history 12 events

1. 2026-06-18
   price $175,000 Active 14 DOM
2. 2026-06-18
   days on market $185,000 Active 14 DOM
3. 2026-06-17
   days on market $185,000 Active 13 DOM
4. 2026-06-16
   days on market $185,000 Active 12 DOM
5. 2026-06-15
   days on market $185,000 Active 11 DOM
6. 2026-06-13
   days on market $185,000 Active 9 DOM
7. 2026-06-13
   days on market $185,000 Active 8 DOM
8. 2026-06-09
   days on market $185,000 Active 5 DOM
9. 2026-06-08
   days on market $185,000 Active 4 DOM
10. 2026-06-07
    days on market $185,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $185,000 Active 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 ≥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: $25,928
• − Mortgage interest: −$9,803
• − Property taxes: −$2,177
• − Insurance: −$875
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$5,091
• Taxable income: $3,834
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $5,499/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+141.8% since first listed

7 events — show timeline

• 2026-06-04 Listed $185,000 MARIS as Distributed by MLS Grid
• 2023-08-14 Delisted — MARIS as Distributed by MLS Grid
• 2023-05-26 Price Changed $204,999 MARIS as Distributed by MLS Grid
• 2023-05-08 Listed $214,999 MARIS as Distributed by MLS Grid
• 2002-07-30 Sold (Public Records) $104,900 Public Records
• 1999-04-23 Sold (Public Records) $76,500 Public Records
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2022): $2,177 · +0.3% YoY. Source: county tax records.