1460 Tremont Dr · Florissant, MO 63033

$189,500

4 bd · 2.5 ba · 1,687 sqft · SingleFamily public records · 35 Days on market

Built 1961 9,086 sqft lot $112/sqft · 16% below area Est $225k · 16% under ↓ 14% since listing

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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 +19.9/30.0
• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great opportunity to own this ranch home with brand new roof/soffit and gutters in a beautiful, established neighborhood. The home features 4 bedrooms, 2 1/2 bathrooms and a partially finished basement. Spacious front and back yards (back yard is fenced). The home is ready for your finishing touches! More photos coming soon.

Key facts

• Fenced back yard
• New roof
• 9,086 sq ft lot

Tags

• NEW ROOF
• FENCED BACK YARD
• PARTIALLY FINISHED BASEMENT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Seller may consider concessions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 220 volt electric; Cable available
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: Covered patio/porch; Back yard and front yard; Some trees; Back yard fencing

Interior

• Kitchen: No appliances included
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; One half bathroom in the lower level
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Partially finished basement; Living room; Family room with fireplace
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

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 $183,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $225,293
• List price: $189,500
• Delta: -15.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Whitney Cir	0.22mi	4/2.0	1,722 (+2%)	5mo	$254,900	$148	80
1480 Stallion Dr	0.33mi	4/2.0	1,737 (+3%)	4mo	$239,900	$138	74
3150 Parker Rd	0.39mi	3/2.5 (-1)	1,707 (+1%)	6mo	$149,900	$88	70
1475 Hollywood Ln	0.05mi	3/2.0 (-1)	1,920 (+14%)	2mo	$187,000	$97	66
3175 Harness Dr	0.59mi	4/2.0	1,608 (-5%)	0mo	$240,000	$149	62
660 Brookstone Dr	0.71mi	4/2.0	1,647 (-2%)	0mo	$205,500	$125	61
3940 Parker Rd	0.59mi	3/1.5 (-1)	1,705 (+1%)	4mo	$182,000	$107	59
33 Club Grounds South Dr	0.57mi	3/3.0 (-1)	1,771 (+5%)	1mo	$235,000	$133	58
2590 Hackney Dr	0.73mi	3/2.0 (-1)	1,699 (+1%)	2mo	$175,000	$103	56
890 Meadowgrass Dr	0.61mi	4/2.5	1,883 (+12%)	2mo	$224,500	$119	51
2010 Cordoba Dr	0.42mi	3/2.0 (-1)	1,436 (-15%)	2mo	$229,900	$160	47
Lot 6 Wildridge Ests	0.71mi	3/2.0 (-1)	1,826 (+8%)	6mo	$369,900	$203	41

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: 29.9%
• Equity multiple: 3.40×
• Total profit: $127,163
• Equity at exit: $170,717

10-year hold

• IRR: 27.3%
• Equity multiple: 8.26×
• Total profit: $385,467
• Equity at exit: $368,157

Cash invested: $53,060 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$994
• Tax est. 1.5%: −$237 /mo · $2,842/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $230

Break-even live

Break-even rent $1,658

Max offer price $189,500

Occupancy floor 83%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	0.38mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	14d	1	0.48mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	0.56mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	0.74mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	0.83mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	1d	1	1.08mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.09mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	1d	17	1.12mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	1.29mi
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	43d	1	1.34mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	1.43mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $189,500 Active 35 DOM
2. 2026-06-17
   days on market $189,500 Active 34 DOM
3. 2026-06-16
   days on market $189,500 Active 33 DOM
4. 2026-06-15
   days on market $189,500 Active 32 DOM
5. 2026-06-13
   days on market $189,500 Active 30 DOM
6. 2026-06-13
   pricedays on market $189,500 Active 29 DOM
7. 2026-06-09
   days on market $220,000 Active 26 DOM
8. 2026-06-08
   days on market $220,000 Active 25 DOM
9. 2026-06-07
   days on market $220,000 Active 24 DOM
10. 2026-06-05
    days on market $220,000 Active 21 DOM
11. 2026-06-03
    days on market $220,000 Active 20 DOM
12. 2026-06-02
    days on market $220,000 Active 19 DOM
13. 2026-06-01
    days on market $220,000 Active 18 DOM
14. 2026-05-31
    days on market $220,000 Active 17 DOM
15. 2026-05-14
    listed $220,000 Active 330-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,393
• − Mortgage interest: −$10,615
• − Property taxes: −$2,842
• − Insurance: −$948
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,513
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,830/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: 19,557
• 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

-13.9% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $189,500 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $220,000 MARIS as Distributed by MLS Grid