2010 E Humes Ln · Florissant, MO 63033

$199,900

5 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 29 Days on market

Built 1967 10,179 sqft lot $183/sqft · 42% above area Est $237k · 16% under

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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 +22.5/30.0
• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

A lovely 5 bedroom split foyer waiting just for you! This home features hardwood flooring, a woodburning fireplace right in time for these cool winter nights! A large kitchen with plenty of cabinet space a place for the chef of the family, nice size rooms, an immense basement with lots of space for a family area and extra sleeping areas. A fenced in backyard great for entertaining guest during the warm weather! Schedule a showing today!The property was built prior to 1978 and lead-based paint potentially exists.

Key facts

• 0.23 acre lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Ownership: Private
• HOA & community: No association fees

Exterior

• Parking: Attached garage (garage faces front) with 1 garage space; Additional off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; electricity, natural gas, sewer and water connected
• Home design: Single-family residence (residential); Updated / remodeled condition; Multi/split levels; House structure type; Entry with front-facing garage
• Construction: Brick veneer, frame and vinyl siding exterior; Concrete perimeter foundation
• Exterior features: Covered front porch, deck and patio; Private backyard; Fenced yard with chain link, wood and privacy fencing; Located on a cul-de-sac, level lot, near public transit

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas oven; Gas range; Refrigerator
• Bedrooms: 5 bedrooms total — 3 on the main level, 2 in the lower level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms — 1 full on the main level, 1 full in the lower level
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; Pantry; Blinds; Insulated windows; 1 fireplace (wood-burning) serving the family/recreation room; Partially finished basement with walk-up access and sleeping area
• Laundry & utility: Laundry located in the lower level / basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $178k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 8.3% vs local median 6.2% 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: Wedgwood 6Th Grade Center (math 6% / reading 20%, grade F, #368 of 391 statewide, top 94%, 307 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); 224 active listings in the ZIP; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 37% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $122k; list at $200k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,761 (11.1% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $236,823
• List price: $199,900
• Delta: -15.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2265 Briarcrest Dr	0.16mi	4/2.0 (-1)	1,092 (0%)	3mo	$200,000	$183	85
2190 Glenoro Dr	0.29mi	4/2.5 (-1)	1,083 (-1%)	3mo	$225,999	$209	76
475 Moule Dr	0.51mi	4/1.5 (-1)	1,114 (+2%)	9mo	$160,000	$144	58
1460 Fox Run Dr	0.64mi	4/2.0 (-1)	1,050 (-4%)	1mo	$169,900	$162	58
1910 Apple Blossom Ct	0.49mi	4/2.0 (-1)	1,174 (+8%)	5mo	$240,000	$204	56
605 Sherwood Dr	0.74mi	4/1.5 (-1)	1,080 (-1%)	8mo	$185,000	$171	50
13 Saint Celeste Dr	0.59mi	4/1.0 (-1)	1,180 (+8%)	6mo	$129,900	$110	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: 24.3%
• Equity multiple: 2.98×
• Total profit: $111,002
• Equity at exit: $180,086

10-year hold

• IRR: 23.0%
• Equity multiple: 7.39×
• Total profit: $357,620
• Equity at exit: $388,362

Cash invested: $55,972 (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: 224
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$83
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-125

Break-even live

Break-even rent $2,234

Max offer price $177,761

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-69	+0% $-125	+5% $-182	+10% $-238
Rent	-10% $-289	-5% $-207	+0% $-125	+5% $-43	+10% $39
Rate	-1.0pp $-25	-0.5pp $-74	base $-125	+0.5pp $-177	+1.0pp $-230

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   status $199,900 Pending 29 DOM
2. 2026-06-17
   days on market $199,900 Active 29 DOM
3. 2026-06-16
   days on market $199,900 Active 28 DOM
4. 2026-06-15
   days on market $199,900 Active 27 DOM
5. 2026-06-13
   days on market $199,900 Active 25 DOM
6. 2026-06-13
   statusdays on market $199,900 Active 24 DOM
7. 2026-06-07
   statusdays on market $199,900 Pending 22 DOM
8. 2026-06-05
   days on market $199,900 Active 21 DOM
9. 2026-06-03
   days on market $199,900 Active 20 DOM
10. 2026-06-02
    days on market $199,900 Active 19 DOM
11. 2026-06-01
    days on market $199,900 Active 18 DOM
12. 2026-05-31
    days on market $199,900 Active 17 DOM
13. 2026-05-14
    listed $210,000 Active 1348-char remark
14. 2026-04-30
    historical $210,000 1348-char remark
15. 2015-01-15
    soldstatus 517-char remark

    Show marketing remark (517 chars)

    A lovely 5 bedroom split foyer waiting just for you! This home features hardwood flooring, a woodburning fireplace right in time for these cool winter nights! A large kitchen with plenty of cabinet space a place for the chef of the family, nice size rooms, an immense basement with lots of space for a family area and extra sleeping areas. A fenced in backyard great for entertaining guest during the warm weather! Schedule a showing today!The property was built prior to 1978 and lead-based paint potentially exists.

16. 2014-10-30
    listed $55,900 517-char remark

    Show marketing remark (517 chars)

    A lovely 5 bedroom split foyer waiting just for you! This home features hardwood flooring, a woodburning fireplace right in time for these cool winter nights! A large kitchen with plenty of cabinet space a place for the chef of the family, nice size rooms, an immense basement with lots of space for a family area and extra sleeping areas. A fenced in backyard great for entertaining guest during the warm weather! Schedule a showing today!The property was built prior to 1978 and lead-based paint potentially exists.

17. 2009-07-09
    soldstatus $122,500
18. 1992-07-30
    soldstatus

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 5/10 Major FEMA zone AE · 24% 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: $24,906
• − Mortgage interest: −$11,198
• − Property taxes: −$2,075
• − Insurance: −$6,524
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$5,815
• Taxable loss: −$4,692
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $-378/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

+63.2% since first listed

10 events — show timeline

• 2026-06-18 Pending — MARIS as Distributed by MLS Grid
• 2026-06-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-05 Pending — MARIS as Distributed by MLS Grid
• 2026-05-26 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $210,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $210,000 MARIS as Distributed by MLS Grid
• 2015-01-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-10-30 Listed $55,900 MARIS as Distributed by MLS Grid
• 2009-07-09 Sold (Public Records) $122,500 Public Records
• 1992-07-30 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $2,075 · +0.3% YoY. Source: county tax records.