1863 High Sun Dr · Florissant, MO 63031

$51,900

1 bd · 1.0 ba · 650 sqft · Condo public records · 93 Days on market

Built 1986 $80/sqft · 8% below area Est $57k · 8% under $115/mo HOA · 11% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 1863 High Sun Dr. In beautiful FLorissant. This 1 bedroom 1 bath condo just got a refresh and ready for your personal touches. Move in Ready! Offering low maintenance living combined with modern finishes. Fresh paint, new flooring, and new appliances. Conveniently located near shopping centers, easy access to public transportation and parks in the well established Florissant community. Hazelwood schools! Whether you are a first time home buyer, downsizing or looking for a solid move in ready condo, this one is worth the look! Updates Done. Great Location. Ready for Showings. Don't miss your opportunity to own and not Rent

Key facts

• $115 HOA
• Built 1986
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $52k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $47k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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+, 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; 1 comparable units currently listed for rent nearby; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 18% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $359 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $47,229 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.1

CMA / ARV

• ARV (median comp): $56,525
• List price: $51,900
• Delta: -8.18%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.10×
• Total profit: $16,057
• Equity at exit: $7,738

10-year hold

• IRR: 34.7%
• Equity multiple: 4.42×
• Total profit: $49,695
• Equity at exit: $4,487

Cash invested: $14,532 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$272
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$22
• HOA: −$115
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $362

Break-even live

Break-even rent $593

Max offer price $51,900

Occupancy floor 61%

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$840	$1.04	1d	14	1.46mi

HOA detail condo

• Monthly dues: $115 · $1,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $51,900 Active 93 DOM
2. 2026-06-17
   days on market $51,900 Active 92 DOM
3. 2026-06-16
   days on market $51,900 Active 91 DOM
4. 2026-06-15
   days on market $51,900 Active 90 DOM
5. 2026-06-13
   days on market $51,900 Active 88 DOM
6. 2026-06-13
   days on market $51,900 Active 87 DOM
7. 2026-06-09
   days on market $51,900 Active 84 DOM
8. 2026-06-08
   days on market $51,900 Active 83 DOM
9. 2026-06-07
   days on market $51,900 Active 82 DOM
10. 2026-06-05
    days on market $51,900 Active 79 DOM
11. 2026-06-03
    days on market $51,900 Active 78 DOM
12. 2026-06-02
    days on market $51,900 Active 77 DOM
13. 2026-06-01
    days on market $51,900 Active 76 DOM
14. 2026-05-31
    days on market $51,900 Active 75 DOM
15. 2026-04-28
    price $51,900 641-char remark

    Show marketing remark (641 chars)

    Welcome to 1863 High Sun Dr. In beautiful FLorissant. This 1 bedroom 1 bath condo just got a refresh and ready for your personal touches. Move in Ready! Offering low maintenance living combined with modern finishes. Fresh paint, new flooring, and new appliances. Conveniently located near shopping centers, easy access to public transportation and parks in the well established Florissant community. Hazelwood schools! Whether you are a first time home buyer, downsizing or looking for a solid move in ready condo, this one is worth the look! Updates Done. Great Location. Ready for Showings. Don't miss your opportunity to own and not Rent

16. 2026-03-17
    listed $55,400 Active 641-char remark

    Show marketing remark (641 chars)

    Welcome to 1863 High Sun Dr. In beautiful FLorissant. This 1 bedroom 1 bath condo just got a refresh and ready for your personal touches. Move in Ready! Offering low maintenance living combined with modern finishes. Fresh paint, new flooring, and new appliances. Conveniently located near shopping centers, easy access to public transportation and parks in the well established Florissant community. Hazelwood schools! Whether you are a first time home buyer, downsizing or looking for a solid move in ready condo, this one is worth the look! Updates Done. Great Location. Ready for Showings. Don't miss your opportunity to own and not Rent

17. 2025-10-10
    price $65,400
18. 2025-09-26
    listed $69,900 Active
19. 2025-09-25
    historical
20. 1999-04-20
    soldstatus $39,535

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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: $12,609
• − Mortgage interest: −$2,907
• − Property taxes: −$718
• − Insurance: −$260
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$1,380
• − Depreciation: −$1,510
• Taxable income: $3,818
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $3,422/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

+31.3% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $51,900 MARIS as Distributed by MLS Grid
• 2026-03-17 Listed $55,400 MARIS as Distributed by MLS Grid
• 2025-10-10 Price Changed $65,400 MARIS as Distributed by MLS Grid
• 2025-09-26 Listed $69,900 MARIS as Distributed by MLS Grid
• 2025-09-25 Coming Soon — MARIS as Distributed by MLS Grid
• 1999-04-20 Sold (Public Records) $39,535 Public Records

Property tax history

+0.8%/yr

Latest (2022): $718 · +1.4% YoY. Source: county tax records.