None · Florissant, MO 63033

$109,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 167 Days on market

Built 1957 Fair condition 9,583 sqft lot $114/sqft · 30% below area Est $158k · 30% under ↓ 11% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

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!

Key facts

• 9,583 sq ft lot
• Built 1957
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 6.6% 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: Commons Lane Elementary (291 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); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.44% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $157,842
• List price: $109,900
• Delta: -30.37%
• 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
1255 Acredale Dr	0.22mi	3/2.0	960 (0%)	2mo	$165,000	$172	84
1285 Acredale Dr	0.23mi	3/2.0	960 (0%)	3mo	$160,000	$167	83
1125 Apache Dr	0.41mi	3/1.0	957 (-0%)	4mo	$100,000	$104	77
1145 S Waterford Dr	0.23mi	3/2.0	984 (+2%)	7mo	$165,000	$168	75
1050 Ozment Dr	0.18mi	3/2.0	984 (+2%)	13mo	$139,000	$141	73
2 Carson Ct	0.32mi	3/1.0	888 (-8%)	11mo	$165,000	$186	64
1065 Cheyenne Dr	0.54mi	3/2.0	1,040 (+8%)	6mo	$172,000	$165	52
190 Lynn Meadows Ln	0.66mi	3/1.0	864 (-10%)	4mo	$119,900	$139	50
16 Montclair Ct	0.56mi	3/2.0	864 (-10%)	7mo	$100,000	$116	47
105 Capri Dr	0.62mi	3/1.0	864 (-10%)	10mo	$144,900	$168	46
17 Montclair Ct	0.58mi	3/1.0	864 (-10%)	13mo	$159,900	$185	46
205 Lynn Meadows Ln	0.69mi	3/1.0	1,104 (+15%)	4mo	$135,000	$122	39

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: 41.2%
• Equity multiple: 4.23×
• Total profit: $99,275
• Equity at exit: $99,007

10-year hold

• IRR: 37.4%
• Equity multiple: 10.28×
• Total profit: $285,543
• Equity at exit: $213,512

Cash invested: $30,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 10 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $154,950 ($153/sqft)
• Median days on market: 17 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 391
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$576
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $501

Break-even live

Break-even rent $948

Max offer price $109,900

Occupancy floor 63%

Sensitivity live

Price	-10% $563	-5% $532	+0% $501	+5% $470	+10% $439
Rent	-10% $376	-5% $438	+0% $501	+5% $563	+10% $626
Rate	-1.0pp $556	-0.5pp $529	base $501	+0.5pp $472	+1.0pp $443

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	119d	1	0.12mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	139d	1	0.17mi
1205 Acredale Dr Florissant, MO	3.0	2.0	960	$1,650	$1.72	56d	1	0.20mi
1390 S Waterford Dr Florissant, MO	3.0	1.0	960	$1,399	$1.46	83d	1	0.22mi
1230 Acredale Dr Florissant, MO	3.0	1.0	960	$1,730	$1.80	7d	1	0.22mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	119d	1	0.25mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	119d	1	0.36mi
13 Montclair Ct Florissant, MO	3.0	1.0	864	$1,396	$1.62	2d	1	0.54mi
865 Robinwood Dr Florissant, MO	3.0	1.0	1107	$1,625	$1.47	40d	1	0.63mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	119d	1	0.64mi
105 Clearview Dr Florissant, MO	3.0	1.0	1106	$1,200	$1.08	87d	1	0.73mi
800 Bobbins Ln Florissant, MO	2.0	1.0	1107	$1,295	$1.17	74d	1	0.75mi
710 Derhake Rd Florissant, MO	3.0	1.0	864	$1,395	$1.61	64d	1	0.77mi
710 Derhake Rd Florissant, MO	3.0	1.0	864	$1,395	$1.61	67d	1	0.77mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	139d	1	0.80mi
170 Saint Edward Ln Florissant, MO	3.0	1.5	1092	$1,531	$1.40	7d	1	0.83mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	139d	1	0.98mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	139d	1	1.02mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	139d	1	1.10mi
70 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,555	$1.42	10d	1	1.11mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	119d	1	1.13mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	119d	1	1.15mi
1123 Hudson Rd Saint Louis, MO	3.0	1.0	1080	$1,250	$1.16	88d	1	1.16mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	116d	1	1.16mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	83d	1	1.16mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,495	$1.37	88d	1	1.17mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	119d	1	1.20mi
116 Barto Dr Saint Louis, MO	3.0	1.0	836	$1,350	$1.61	64d	1	1.22mi
116 Barto Dr Saint Louis, MO	3.0	1.0	836	$1,350	$1.61	67d	1	1.22mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	94d	1	1.25mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	119d	1	1.25mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	139d	1	1.26mi
81 Williams Blvd Saint Louis, MO	3.0	1.0	864	$1,500	$1.74	70d	1	1.29mi
46 Grether Ave Saint Louis, MO	3.0	1.0	1075	$1,301	$1.21	10d	1	1.32mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	103d	1	1.33mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	116d	1	1.34mi
1385 Saint Marie St Florissant, MO	3.0	1.0	1014	$1,450	$1.43	10d	1	1.38mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	115d	1	1.39mi
234 Connolly Dr Saint Louis, MO	3.0	1.0	864	$1,225	$1.42	10d	1	1.40mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	108d	1	1.41mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerNatural gas connectedElectric service: Ameren
• Home design: Single-family residenceOne story
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heatingCentral air conditioningCeiling fans
• Interior features: Partially finished basement with 8 ft+ poured construction

Listing history 50 events

1. 2026-09-24
   days on market $109,900 Active 167 DOM
2. 2026-09-23
   days on market $109,900 Active 166 DOM
3. 2026-09-22
   days on market $109,900 Active 165 DOM
4. 2026-09-21
   days on market $109,900 Active 164 DOM
5. 2026-09-20
   days on market $109,900 Active 163 DOM
6. 2026-09-19
   days on market $109,900 Active 162 DOM
7. 2026-09-18
   days on market $109,900 Active 161 DOM
8. 2026-09-17
   days on market $109,900 Active 160 DOM
9. 2026-09-16
   days on market $109,900 Active 159 DOM
10. 2026-09-15
    days on market $109,900 Active 158 DOM
11. 2026-09-14
    days on market $109,900 Active 157 DOM
12. 2026-09-13
    days on market $109,900 Active 156 DOM
13. 2026-09-12
    days on market $109,900 Active 155 DOM
14. 2026-09-11
    days on market $109,900 Active 154 DOM
15. 2026-09-05
    days on market $109,900 Active 148 DOM
16. 2026-09-04
    days on market $109,900 Active 147 DOM
17. 2026-09-03
    days on market $109,900 Active 146 DOM
18. 2026-08-31
    days on market $109,900 Active 143 DOM
19. 2026-08-30
    days on market $109,900 Active 142 DOM
20. 2026-08-29
    days on market $109,900 Active 141 DOM
21. 2026-08-28
    days on market $109,900 Active 140 DOM
22. 2026-08-27
    days on market $109,900 Active 139 DOM
23. 2026-08-26
    days on market $109,900 Active 138 DOM
24. 2026-08-25
    days on market $109,900 Active 137 DOM
25. 2026-08-24
    days on market $109,900 Active 136 DOM
26. 2026-08-23
    days on market $109,900 Active 135 DOM
27. 2026-08-21
    days on market $109,900 Active 133 DOM
28. 2026-08-20
    pricedays on market $109,900 Active 132 DOM
29. 2026-08-19
    days on market $119,900 Active 131 DOM
30. 2026-08-18
    days on market $119,900 Active 130 DOM
31. 2026-08-17
    days on market $119,900 Active 129 DOM
32. 2026-08-16
    days on market $119,900 Active 128 DOM
33. 2026-08-15
    days on market $119,900 Active 127 DOM
34. 2026-08-14
    days on market $119,900 Active 126 DOM
35. 2026-08-13
    days on market $119,900 Active 125 DOM
36. 2026-08-12
    days on market $119,900 Active 124 DOM
37. 2026-08-11
    days on market $119,900 Active 123 DOM
38. 2026-08-10
    price $119,900 Active 122 DOM
39. 2026-08-10
    days on market $124,900 Active 122 DOM
40. 2026-08-09
    days on market $124,900 Active 121 DOM
41. 2026-08-08
    days on market $124,900 Active 120 DOM
42. 2026-08-07
    days on market $124,900 Active 119 DOM
43. 2026-08-06
    days on market $124,900 Active 118 DOM
44. 2026-08-05
    days on market $124,900 Active 117 DOM
45. 2026-08-04
    days on market $124,900 Active 116 DOM
46. 2026-08-03
    days on market $124,900 Active 115 DOM
47. 2026-07-31
    days on market $124,900 Active 112 DOM
48. 2026-07-30
    days on market $124,900 Active 110 DOM
49. 2026-07-28
    days on market $124,900 Active 109 DOM
50. 2026-07-26
    days on market $124,900 Active 107 DOM

ⓘ 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 2/10 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: $18,986
• − Mortgage interest: −$6,156
• − Property taxes: −$1,524
• − Insurance: −$550
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,197
• Taxable income: $4,522
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,925/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This fixer-upper requires moderate renovations, focusing on the kitchen and exterior. Upgrades to flooring and landscaping would significantly enhance its value.

Repairs flagged

• Major Exposed electrical panel — Safety hazard
• Major Checkered floor — Aesthetic and durability issues

Value-add opportunities

• Both New flooring — Improves aesthetics and durability ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Commons Lane Elementary Middle Cross Keys Middle F MO #379/391 Nat'l #13,619/14,009 High Mccluer North High F MO #487/521 Nat'l #15,176/17,239

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

B Composite livability gradescore 73/100

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 · 1,025,227 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewerNatural gas connectedElectric service: Ameren
• Home design: Single-family residenceOne story
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heatingCentral air conditioningCeiling fans
• Interior features: Partially finished basement with 8 ft+ poured construction

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.