None · Florissant, MO 63033

$124,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 69 Days on market

Built 1957 9,583 sqft lot $130/sqft · 18% below area Est $152k · 18% under ↓ 11% since listing

---

Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Property to be sold AS-IS. Seller to do no repairs or inspections including governmental inspections. Here is your chance to own a darling fixer upper in the heart of Florissant. This 3 bed 1 bath beauty is waiting for it's new owner. There is a newer furnace and ac unit along with pvc plumbing some of big ticket items are already taken care of. The windows are older and electrical panel needs to be updated. Not sure what the age of the roof is but nothing is leaking and appears to be in good working order. There are beautiful hardwood floors throughout. It even comes with free pink tile in the bathroom! This would make a great fix and flip or cash flowing investment property for the savvy investor. Schedule a showing today as this one probably won't last long. Refer to ShowingTime for showing instructions.

Key facts

• 9,583 sq ft lot
• Built 1957
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 69 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $151,825
• List price: $124,900
• Delta: -17.73%
• 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
1125 Apache Dr	0.41mi	3/1.0	957 (-0%)	1mo	$100,000	$104	80
1145 S Waterford Dr	0.23mi	3/2.0	984 (+2%)	4mo	$165,000	$168	78
1050 Ozment Dr	0.18mi	3/2.0	984 (+2%)	10mo	$139,000	$141	75
2 Carson Ct	0.32mi	3/1.0	888 (-8%)	8mo	$165,000	$186	66
5 Carson Ct	0.33mi	3/1.0	888 (-8%)	10mo	$163,000	$184	64
1065 Cheyenne Dr	0.54mi	3/2.0	1,040 (+8%)	3mo	$172,000	$165	54
190 Lynn Meadows Ln	0.66mi	3/1.0	864 (-10%)	0mo	$119,900	$139	52
895 Rogers Ln	0.51mi	3/2.0	888 (-8%)	10mo	$149,375	$168	52
16 Montclair Ct	0.56mi	3/2.0	864 (-10%)	4mo	$100,000	$116	50
105 Capri Dr	0.62mi	3/1.0	864 (-10%)	7mo	$144,900	$168	49
17 Montclair Ct	0.58mi	3/1.0	864 (-10%)	10mo	$159,900	$185	48
205 Lynn Meadows Ln	0.69mi	3/1.0	1,104 (+15%)	1mo	$135,000	$122	42

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: 36.1%
• Equity multiple: 3.85×
• Total profit: $99,745
• Equity at exit: $112,520

10-year hold

• IRR: 32.7%
• Equity multiple: 9.36×
• Total profit: $292,316
• Equity at exit: $242,653

Cash invested: $34,972 (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: 218
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$655
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $383

Break-even live

Break-even rent $1,056

Max offer price $124,900

Occupancy floor 70%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.12mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	0.17mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	0.25mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.36mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.64mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.80mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.98mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.02mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	1.10mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.13mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.15mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.16mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.16mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.17mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.20mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.25mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.25mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.26mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	1.33mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.34mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.39mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.41mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	1.46mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 69 DOM
2. 2026-06-17
   days on market $124,900 Active 68 DOM
3. 2026-06-16
   days on market $124,900 Active 67 DOM
4. 2026-06-15
   days on market $124,900 Active 66 DOM
5. 2026-06-13
   days on market $124,900 Active 64 DOM
6. 2026-06-13
   days on market $124,900 Active 63 DOM
7. 2026-06-09
   days on market $124,900 Active 60 DOM
8. 2026-06-08
   days on market $124,900 Active 59 DOM
9. 2026-06-07
   days on market $124,900 Active 58 DOM
10. 2026-06-05
    days on market $124,900 Active 55 DOM
11. 2026-06-03
    days on market $124,900 Active 54 DOM
12. 2026-06-02
    days on market $124,900 Active 53 DOM
13. 2026-06-01
    days on market $124,900 Active 52 DOM
14. 2026-05-31
    days on market $124,900 Active 51 DOM
15. 2026-05-14
    price $124,900 818-char remark

    Show marketing remark (818 chars)

    Property to be sold AS-IS. Seller to do no repairs or inspections including governmental inspections. Here is your chance to own a darling fixer upper in the heart of Florissant. This 3 bed 1 bath beauty is waiting for it's new owner. There is a newer furnace and ac unit along with pvc plumbing some of big ticket items are already taken care of. The windows are older and electrical panel needs to be updated. Not sure what the age of the roof is but nothing is leaking and appears to be in good working order. There are beautiful hardwood floors throughout. It even comes with free pink tile in the bathroom! This would make a great fix and flip or cash flowing investment property for the savvy investor. Schedule a showing today as this one probably won't last long. Refer to ShowingTime for showing instructions.

16. 2026-05-04
    price $129,900 818-char remark

    Show marketing remark (818 chars)

    Property to be sold AS-IS. Seller to do no repairs or inspections including governmental inspections. Here is your chance to own a darling fixer upper in the heart of Florissant. This 3 bed 1 bath beauty is waiting for it's new owner. There is a newer furnace and ac unit along with pvc plumbing some of big ticket items are already taken care of. The windows are older and electrical panel needs to be updated. Not sure what the age of the roof is but nothing is leaking and appears to be in good working order. There are beautiful hardwood floors throughout. It even comes with free pink tile in the bathroom! This would make a great fix and flip or cash flowing investment property for the savvy investor. Schedule a showing today as this one probably won't last long. Refer to ShowingTime for showing instructions.

17. 2026-04-23
    price $134,900 818-char remark

    Show marketing remark (818 chars)

    Property to be sold AS-IS. Seller to do no repairs or inspections including governmental inspections. Here is your chance to own a darling fixer upper in the heart of Florissant. This 3 bed 1 bath beauty is waiting for it's new owner. There is a newer furnace and ac unit along with pvc plumbing some of big ticket items are already taken care of. The windows are older and electrical panel needs to be updated. Not sure what the age of the roof is but nothing is leaking and appears to be in good working order. There are beautiful hardwood floors throughout. It even comes with free pink tile in the bathroom! This would make a great fix and flip or cash flowing investment property for the savvy investor. Schedule a showing today as this one probably won't last long. Refer to ShowingTime for showing instructions.

18. 2026-04-10
    listed $139,900 Active 818-char remark

    Show marketing remark (818 chars)

    Property to be sold AS-IS. Seller to do no repairs or inspections including governmental inspections. Here is your chance to own a darling fixer upper in the heart of Florissant. This 3 bed 1 bath beauty is waiting for it's new owner. There is a newer furnace and ac unit along with pvc plumbing some of big ticket items are already taken care of. The windows are older and electrical panel needs to be updated. Not sure what the age of the roof is but nothing is leaking and appears to be in good working order. There are beautiful hardwood floors throughout. It even comes with free pink tile in the bathroom! This would make a great fix and flip or cash flowing investment property for the savvy investor. Schedule a showing today as this one probably won't last long. Refer to ShowingTime for showing instructions.

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $18,489
• − Mortgage interest: −$6,996
• − Property taxes: −$1,524
• − Insurance: −$624
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,633
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,938/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

-10.7% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $139,900 MARIS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2022): $1,524 · +1.7% YoY. Source: county tax records.