2385 Palomino Ln · Florissant, MO 63033

$179,000

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 4 Days on market

Built 1957 0.30 ac lot Est $205k · 13% under

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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 +17.1/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! READY TO REHAB AND FLIP, RENT OR MOVE RIGHT IN!!! 3 bed 1.5 bath house with a huge yard located in Paddock Hills in the heart of Florissant!!! This home features over 1,160 square feet of living space ready for you to put your stamp on it. THIS HOUSE NEEDS WORK but rehabs in this neighborhood are selling between $185k to $250k and with a Zillow Rent Zestimate of $1,572 it's a property that has awesome upside potential!

Key facts

• Large vinyl windows
• Original wood floors
• Tiled bathrooms

Tags

• ORIGINAL WOOD FLOORS
• WHITE SHAKER CABINETS
• WHITE GRANITE COUNTERS
• LARGE VINYL WINDOWS
• TILED BATHROOMS
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Other: Property listed as residential single-family; Living area reported as 1,160 (source: public records)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas available; Phone available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Shingle roof; Built with a full basement (partially finished)
• Exterior features: Back yard; Front yard; Fenced backyard

Interior

• Kitchen: Granite counters
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Granite counters; Insulated windows
• Laundry & utility: Basement sleeping area (partially finished full basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $166k (7.4% below list).
• Recommended offer: $166k (7.4% 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+, 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: Parker Road Elementary (354 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,721 (7.4% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.93% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $205,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Nashua Dr	0.11mi	3/1.5	1,160 (0%)	1mo	$169,900	$146	94
1480 Burning Tree Dr	0.14mi	3/2.0	1,140 (-2%)	2mo	$200,000	$175	87
1420 Nashua Dr	0.13mi	3/1.5	1,092 (-6%)	2mo	$199,000	$182	82
1980 Parker Rd	0.38mi	3/1.5	1,196 (+3%)	1mo	$182,157	$152	76
1585 Pepperhill Dr	0.29mi	3/2.0	1,204 (+4%)	2mo	$225,000	$187	76
1460 Fox Run Dr	0.22mi	4/2.0 (+1)	1,050 (-10%)	1mo	$169,900	$162	66
1320 Pepperhill Dr	0.43mi	3/2.0	1,247 (+8%)	1mo	$200,000	$160	64
1020 Belmont Ter	0.43mi	3/1.5	1,040 (-10%)	4mo	$159,900	$154	60
2190 Glenoro Dr	0.63mi	4/2.5 (+1)	1,083 (-7%)	3mo	$225,999	$209	48
1770 Beverly Dr	0.72mi	3/1.5	1,040 (-10%)	1mo	$200,000	$192	48
2265 Briarcrest Dr	0.75mi	4/2.0 (+1)	1,092 (-6%)	3mo	$200,000	$183	46
2345 Hummingbird Dr	0.55mi	3/1.0	988 (-15%)	2mo	$175,000	$177	46

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: 28.0%
• Equity multiple: 3.26×
• Total profit: $113,219
• Equity at exit: $161,257

10-year hold

• IRR: 25.7%
• Equity multiple: 7.91×
• Total profit: $346,313
• Equity at exit: $347,758

Cash invested: $50,120 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$939
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $124

Break-even live

Break-even rent $1,501

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $174	+0% $124	+5% $73	+10% $22
Rent	-10% $-7	-5% $58	+0% $124	+5% $189	+10% $255
Rate	-1.0pp $214	-0.5pp $169	base $124	+0.5pp $77	+1.0pp $30

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.33mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.37mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.60mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.64mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.65mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.72mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.75mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.78mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.80mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.83mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.85mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	0.88mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.88mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.90mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	0.90mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.97mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	1.01mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.08mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.08mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	1.10mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	1.12mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.14mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.15mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.15mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.16mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.27mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.40mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	1.43mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.43mi

Listing history 5 events

1. 2026-06-18
   days on market $179,000 Active 4 DOM
2. 2026-06-17
   days on market $179,000 Active 3 DOM
3. 2026-06-16
   days on market $179,000 Active 2 DOM
4. 2026-06-15
   remarks 576-char remark
5. 2026-06-15
   listed $179,000 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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: $19,887
• − Mortgage interest: −$10,027
• − Property taxes: −$2,067
• − Insurance: −$895
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,207
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,842/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

• Census place: Florissant, MO
• 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

+28.8% since first listed

15 events — show timeline

• 2026-06-14 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2026-06-14 Listed $179 MARIS as Distributed by MLS Grid
• 2026-03-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-17 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-27 Pending — MARIS as Distributed by MLS Grid
• 2025-12-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-03 Pending — MARIS as Distributed by MLS Grid
• 2025-12-02 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2025-11-23 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2025-11-14 Listed $200,000 MARIS as Distributed by MLS Grid
• 2024-12-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-22 Pending — MARIS as Distributed by MLS Grid
• 2024-11-20 Listed $139,000 MARIS as Distributed by MLS Grid
• 1965-01-05 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $2,067 · +1.7% YoY. Source: county tax records.