2855 Devonshire Dr · Florissant, MO 63033

$227,900

4 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 101 Days on market

Built 1964 8,158 sqft lot $162/sqft · 63% above area Est $239k · at est. $8/mo HOA

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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 +12.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Rent growth +4.4/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

Key facts

• Private backyard
• 8,158 sq ft lot
• Garage

Tags

• FINISHED FULL BASEMENT
• LARGE RECREATIONAL ROOM
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-31 ($-368/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (17.7% below list).
• Recommended offer: $188k (17.7% 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.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 24 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 34% 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 $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $187,609 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (median comp): $239,336
• List price: $227,900
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2940 Dover Dr	0.12mi	3/2.0 (-1)	1,402 (-0%)	1mo	$210,000	$150	88
2945 Dover Dr	0.09mi	4/2.0	1,470 (+5%)	2mo	$185,400	$126	86
4 Cameo Ct	0.31mi	3/2.5 (-1)	1,405 (0%)	1mo	$150,000	$107	78
2910 Wellington Dr	0.18mi	4/2.0	1,517 (+8%)	2mo	$159,900	$105	77
7 Darwin Ct	0.19mi	4/2.0	1,560 (+11%)	0mo	$200,000	$128	72
2560 Woodsage Dr	0.35mi	3/3.0 (-1)	1,390 (-1%)	1mo	$220,000	$158	72
2405 Orleans Ln	0.49mi	3/1.5 (-1)	1,424 (+1%)	2mo	$239,900	$168	66
9 Darwin Ct	0.22mi	3/3.0 (-1)	1,540 (+10%)	4mo	$235,000	$153	62
549 Rancho Ln	0.67mi	3/3.0 (-1)	1,432 (+2%)	0mo	$279,000	$195	56
1730 Kay Dr	0.67mi	3/1.0 (-1)	1,467 (+4%)	3mo	$150,000	$102	50
548 Rancho Ln	0.65mi	3/2.0 (-1)	1,264 (-10%)	4mo	$225,900	$179	45
490 Jana Dr	0.62mi	4/3.0	1,600 (+14%)	1mo	$195,000	$122	43

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: 25.3%
• Equity multiple: 3.05×
• Total profit: $131,056
• Equity at exit: $205,310

10-year hold

• IRR: 23.5%
• Equity multiple: 7.41×
• Total profit: $409,088
• Equity at exit: $442,760

Cash invested: $63,812 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$1,195
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$95
• HOA: −$8
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-31

Break-even live

Break-even rent $1,915

Max offer price $222,480

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $34	+0% $-31	+5% $-95	+10% $-160
Rent	-10% $-179	-5% $-105	+0% $-31	+5% $43	+10% $118
Rate	-1.0pp $84	-0.5pp $27	base $-31	+0.5pp $-90	+1.0pp $-150

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.27mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	44d	1	0.41mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.48mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.67mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.67mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	0.71mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	18d	1	0.73mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.88mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.92mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.00mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.01mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.02mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.04mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.12mi
979 Dawnview Dr Florissant, MO	5.0	2.0	1574	$1,841	$1.17	44d	1	1.13mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.19mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	15d	1	1.27mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.31mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	1.31mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.35mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.44mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.44mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	1.45mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	13d	1	1.49mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 21 events

1. 2026-06-09
   status $227,900 Pending 101 DOM
2. 2026-06-08
   days on market $227,900 Active 101 DOM
3. 2026-06-07
   days on market $227,900 Active 100 DOM
4. 2026-06-05
   days on market $227,900 Active 97 DOM
5. 2026-06-03
   days on market $227,900 Active 96 DOM
6. 2026-06-02
   days on market $227,900 Active 95 DOM
7. 2026-06-01
   days on market $227,900 Active 94 DOM
8. 2026-05-31
   days on market $227,900 Active 93 DOM
9. 2026-05-08
   price $227,900 431-char remark

   Show marketing remark (431 chars)

   This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

10. 2026-04-02
    price $229,900 431-char remark

    Show marketing remark (431 chars)

    This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

11. 2026-04-01
    status Active 431-char remark

    Show marketing remark (431 chars)

    This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

12. 2026-03-18
    status Pending 431-char remark

    Show marketing remark (431 chars)

    This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

13. 2026-02-13
    listed $234,900 Active 431-char remark

    Show marketing remark (431 chars)

    This move-in-ready ranch home features a functional four-bedroom, two-bathroom layout complemented by a recently finished full basement and a large recreational room. The interior living space offers excellent versatility for various needs, while the one-car garage provides convenient parking and storage. Complete with a private backyard for outdoor enjoyment, this well-maintained residence is prepared for an immediate move-in.

14. 2022-05-20
    price $1,870
15. 2021-09-22
    soldstatus $212,700
16. 2021-09-10
    soldstatus Closed 841-char remark

    Show marketing remark (841 chars)

    Charming Ranch with Open Floor Plan with a Large Kitchen opening into Dining Room and Living Room. It is tucked away on a quiet street with nice neighbors in the Florissant/Ferguson Area. This spacious 4 bedrooms, 2 bathroom gem boasts close to 1500sq ft. on one level with a recently finished basement giving it close to 3,000 sq. ft. Updates Include Newer Siding, Roof, Gutters, Gutter Guards, Storm Door, New Windows, New Decorative Entry Front Door, New Six Panel Doors, New Baseboards, New triple safe Sump Pump with back-up and drain tiles, Battery, New Refinished Hardwood floors, New Laminate Flooring, New Hood Range, New Shower/tub, New Hot Water Heater. Finished Basement is Absolutely Gorgeous includes a great room, rec room, laundry room and plenty of storage. Backyard covered Patio is perfect for family gatherings and BBQ's.

17. 2021-08-18
    status Pending 841-char remark

    Show marketing remark (841 chars)

    Charming Ranch with Open Floor Plan with a Large Kitchen opening into Dining Room and Living Room. It is tucked away on a quiet street with nice neighbors in the Florissant/Ferguson Area. This spacious 4 bedrooms, 2 bathroom gem boasts close to 1500sq ft. on one level with a recently finished basement giving it close to 3,000 sq. ft. Updates Include Newer Siding, Roof, Gutters, Gutter Guards, Storm Door, New Windows, New Decorative Entry Front Door, New Six Panel Doors, New Baseboards, New triple safe Sump Pump with back-up and drain tiles, Battery, New Refinished Hardwood floors, New Laminate Flooring, New Hood Range, New Shower/tub, New Hot Water Heater. Finished Basement is Absolutely Gorgeous includes a great room, rec room, laundry room and plenty of storage. Backyard covered Patio is perfect for family gatherings and BBQ's.

18. 2021-08-12
    listed $205,000 Active 841-char remark

    Show marketing remark (841 chars)

    Charming Ranch with Open Floor Plan with a Large Kitchen opening into Dining Room and Living Room. It is tucked away on a quiet street with nice neighbors in the Florissant/Ferguson Area. This spacious 4 bedrooms, 2 bathroom gem boasts close to 1500sq ft. on one level with a recently finished basement giving it close to 3,000 sq. ft. Updates Include Newer Siding, Roof, Gutters, Gutter Guards, Storm Door, New Windows, New Decorative Entry Front Door, New Six Panel Doors, New Baseboards, New triple safe Sump Pump with back-up and drain tiles, Battery, New Refinished Hardwood floors, New Laminate Flooring, New Hood Range, New Shower/tub, New Hot Water Heater. Finished Basement is Absolutely Gorgeous includes a great room, rec room, laundry room and plenty of storage. Backyard covered Patio is perfect for family gatherings and BBQ's.

19. 1998-10-09
    soldstatus $78,000
20. 1994-08-01
    soldstatus $83,400
21. 1980-08-01
    soldstatus $51,300

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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: $22,513
• − Mortgage interest: −$12,766
• − Property taxes: −$2,576
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$96
• − Depreciation: −$6,630
• Taxable loss: −$4,297
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $663/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

+344.2% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $227,900 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $229,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-18 Pending — MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $234,900 MARIS as Distributed by MLS Grid
• 2022-05-20 Price Changed $1,870 RENT.
• 2021-09-22 Sold (Public Records) $212,700 Public Records
• 2021-09-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-18 Pending — MARIS as Distributed by MLS Grid
• 2021-08-12 Listed $205,000 MARIS as Distributed by MLS Grid
• 1998-10-09 Sold (Public Records) $78,000 Public Records
• 1994-08-01 Sold (Public Records) $83,400 Public Records
• 1980-08-01 Sold (Public Records) $51,300 Public Records

Property tax history

+4.9%/yr

Latest (2022): $2,576 · +13.8% YoY. Source: county tax records.