2670 Northridge Pl · Florissant, MO 63033

$179,900

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 8 Days on market

Built 1958 10,301 sqft lot Est $211k · 15% 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 +18.1/30.0
• ARV discount +14.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Move-in ready ranch in Florissant’s sought-after Northridge neighborhood! Featuring 3 main-level bedrooms, 2 full bath, and a spacious living room with fireplace. Enjoy hardwood floors, a functional kitchen with appliances, and main-level laundry. Step outside to a rear patio and level backyard with partial fencing, perfect for entertaining or relaxing. Attached garage, full basement for storage/recreation, and a durable asphalt shingle roof complete this classic home. Close to top schools, parks, shopping, and highways—the perfect blend of comfort and convenience!

Key facts

• Functional kitchen
• Level backyard
• Partial fencing

Tags

• MOVE IN READY
• HARDWOOD FLOORS
• FUNCTIONAL KITCHEN
• REAR PATIO
• LEVEL BACKYARD
• PARTIAL FENCING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2-car garage (approx. 20x22); 2 total parking spaces
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single family residence; One story; Residential property
• Construction: Brick veneer and wood siding construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Deck; Patio; Other exterior features; Partial fencing / Fenced

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Built-in features; Other interior features; Partially finished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $176k (2.3% below list).
• Recommended offer: $176k (2.3% 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: Halls Ferry Elementary (math 7% / reading 20%, grade F, #1,003 of 1,115 statewide, top 90%, 346 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% 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); 221 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,801 (2.3% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.98% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $210,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Hialeah Pl	0.27mi	3/2.0	1,518 (+2%)	3mo	$180,000	$119	83
1680 Horseshoe Dr	0.16mi	3/2.0	1,364 (-9%)	1mo	$191,000	$140	77
1430 Arlington Dr	0.37mi	3/1.5	1,591 (+6%)	2mo	$199,000	$125	69
2590 Hackney Dr	0.17mi	3/2.0	1,699 (+14%)	2mo	$175,000	$103	68
8 Winners Cir	0.11mi	4/2.0 (+1)	1,312 (-12%)	5mo	$249,900	$190	66
1370 Willowbrook	0.65mi	3/2.0	1,460 (-2%)	1mo	$225,000	$154	65
2570 Guildford Dr	0.13mi	3/2.0	1,274 (-15%)	5mo	$180,000	$141	65
1385 Spring Valley Dr	0.55mi	3/2.0	1,376 (-8%)	1mo	$214,900	$156	60
1345 Hialeah Pl	0.43mi	4/2.5 (+1)	1,344 (-10%)	1mo	$215,000	$160	55
1280 Old York Dr	0.67mi	4/2.5 (+1)	1,386 (-7%)	1mo	$235,000	$170	48
2230 Glenoro Dr	0.65mi	3/1.5	1,690 (+13%)	4mo	$196,000	$116	42
3150 Parker Rd	0.62mi	3/2.5	1,707 (+14%)	6mo	$149,900	$88	40

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: 28.7%
• Equity multiple: 3.31×
• Total profit: $116,484
• Equity at exit: $162,068

10-year hold

• IRR: 26.4%
• Equity multiple: 8.05×
• Total profit: $355,353
• Equity at exit: $349,506

Cash invested: $50,372 (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: 221
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$943
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $159

Break-even live

Break-even rent $1,556

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $210	+0% $159	+5% $108	+10% $57
Rent	-10% $20	-5% $90	+0% $159	+5% $229	+10% $298
Rate	-1.0pp $250	-0.5pp $205	base $159	+0.5pp $113	+1.0pp $65

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	0.13mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	0.16mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	0.35mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	0.65mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	6d	1	0.66mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.90mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,225	$1.50	0d	12	0.91mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.91mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	16d	1	0.93mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	1.01mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	1.02mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	1.05mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	1.08mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	1.09mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	1.10mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.13mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.20mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	1.22mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	1.25mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	45d	1	1.30mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	1.32mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	1.33mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	1.33mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	22d	1	1.35mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	1.36mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	1.38mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.44mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	1.45mi

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   listed $179,900 Active
3. 2021-05-21
   soldstatus $6,455,503
4. 2000-02-07
   soldstatus $93,000

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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: $21,096
• − Mortgage interest: −$10,077
• − Property taxes: −$2,533
• − Insurance: −$900
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,233
• Taxable loss: −$1,023
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $2,157/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

+93.4% since first listed

4 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $179,900 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $6,455,503 Public Records
• 2000-02-07 Sold (Public Records) $93,000 Public Records

Property tax history

+4.7%/yr

Latest (2022): $2,533 · +1.7% YoY. Source: county tax records.