2659 Liberty Gardens Dr · Florissant, MO 63031

$166,000

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 93 Days on market

Built 1993 3,484 sqft lot $185/sqft · at area comps Est $167k · at est. $32/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.9/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• 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

Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

Key facts

• 3,484 sq ft lot
• Garage
• Built 1993

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $12 ($147/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (12.6% below list).
• Recommended offer: $145k (12.6% below list) — sets the bar for 1% rule.

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $166k implies a 75% gain — meaningful room to come down on a strong offer.

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 $145,076 (12.6% 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 13% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $167,429
• List price: $166,000
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2565 Morningside Dr	0.42mi	3/2.5 (+1)	925 (+3%)	5mo	$150,000	$162	64
1577 Boardwalk Ave	0.42mi	3/1.5 (+1)	962 (+7%)	4mo	$179,900	$187	58
3175 Chicory Creek Ln	0.50mi	2/1.0	837 (-7%)	5mo	$139,900	$167	57
733 Mediterranean Dr	0.51mi	3/1.0 (+1)	950 (+6%)	3mo	$219,900	$231	55
3035 Matlock Dr	0.56mi	3/2.0 (+1)	950 (+6%)	6mo	$182,000	$192	54
2465 Grants Pkwy	0.45mi	3/2.0 (+1)	995 (+11%)	2mo	$129,900	$131	54
1398 Brenthaven Ln	0.36mi	3/2.0 (+1)	1,025 (+14%)	1mo	$185,000	$180	53
680 Central Pkwy	0.65mi	3/1.5 (+1)	936 (+4%)	3mo	$99,900	$107	53
500 Jana Dr	0.65mi	3/1.5 (+1)	973 (+9%)	6mo	$179,900	$185	43
2328 Urbandale Dr	0.64mi	3/2.0 (+1)	1,025 (+14%)	1mo	$140,400	$137	40
2295 Love Ln	0.66mi	3/1.5 (+1)	1,025 (+14%)	4mo	$30,000	$29	35
670 Starlet Dr	0.69mi	3/1.0 (+1)	1,025 (+14%)	3mo	$185,000	$180	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-24,230
• Equity at exit: $24,751

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-12,136
• Equity at exit: $14,353

Cash invested: $46,480 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$871
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$69
• HOA: −$32
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $12

Break-even live

Break-even rent $1,435

Max offer price $166,000

Occupancy floor 94%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	0.12mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	23d	1	0.27mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.33mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	0.37mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	0.55mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	0.76mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	0.78mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.80mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	0.94mi
1902 High Sun Dr Unit 1 Florissant, MO	1.0	1.0	795	$1,035	$1.30	17d	1	1.00mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	2d	1	1.01mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.26mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	1.29mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.29mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.32mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	1.32mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	1.40mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	1.40mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 22 events

1. 2026-06-18
   days on market $166,000 Active 93 DOM
2. 2026-06-17
   days on market $166,000 Active 92 DOM
3. 2026-06-16
   days on market $166,000 Active 91 DOM
4. 2026-06-15
   days on market $166,000 Active 90 DOM
5. 2026-06-13
   days on market $166,000 Active 88 DOM
6. 2026-06-13
   days on market $166,000 Active 87 DOM
7. 2026-06-09
   days on market $166,000 Active 84 DOM
8. 2026-06-08
   days on market $166,000 Active 83 DOM
9. 2026-06-07
   days on market $166,000 Active 82 DOM
10. 2026-06-05
    days on market $166,000 Active 79 DOM
11. 2026-06-03
    days on market $166,000 Active 78 DOM
12. 2026-06-02
    days on market $166,000 Active 77 DOM
13. 2026-06-01
    days on market $166,000 Active 76 DOM
14. 2026-05-31
    days on market $166,000 Active 75 DOM
15. 2026-05-18
    price $166,000 841-char remark

    Show marketing remark (841 chars)

    Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

16. 2026-04-18
    price $169,000 841-char remark

    Show marketing remark (841 chars)

    Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

17. 2026-04-09
    price $172,000 841-char remark

    Show marketing remark (841 chars)

    Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

18. 2026-03-18
    listed $176,000 Active 841-char remark

    Show marketing remark (841 chars)

    Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

19. 2026-03-16
    historical $176,000 841-char remark

    Show marketing remark (841 chars)

    Honey, stop the car!!! Welcome home to this charming 2-bedroom, 3-bath ranch in Florissant. This home features an open floor plan with vaulted ceilings in the main living area and high ceilings throughout, creating a comfortable living space and ample room for entertaining. The main-floor laundry room is conveniently located near the bedrooms, and the primary suite includes a private ensuite bathroom and bay windows overlooking the fully fenced backyard. The kitchen is equipped with stainless steel appliances, a pantry for extra storage, and a breakfast bar perfect for casual dining or gathering with guests. Step outside to enjoy the fenced backyard and patio—ideal for relaxing or entertaining on warm days. Perfect starter home, or for those looking to downsize! Schedule your showing today to see all this home has to offer!

20. 2002-08-12
    soldstatus $95,000
21. 1997-01-10
    soldstatus $77,300
22. 1993-10-15
    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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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: $17,409
• − Mortgage interest: −$9,299
• − Property taxes: −$1,946
• − Insurance: −$830
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$384
• − Depreciation: −$4,829
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $786/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

+114.7% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $166,000 MARIS as Distributed by MLS Grid
• 2026-04-18 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $172,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Listed $176,000 MARIS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $176,000 MARIS as Distributed by MLS Grid
• 2002-08-12 Sold (Public Records) $95,000 Public Records
• 1997-01-10 Sold (Public Records) $77,300 Public Records
• 1993-10-15 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2022): $1,946 · +1.4% YoY. Source: county tax records.