2900 Heatherton Dr · Florissant, MO 63033

$224,900

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.33 ac lot Est $207k · 9% over $8/mo HOA

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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 +15.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1967

Property features AI

Finance

• Other: Living area and above-grade finished area per public records; Directions: Lindbergh to Thunderbird to left on Avon which turns into Heatherton. House on right; driveway is on Greenheath.
• Financial info: Lease not considered
• HOA & community: Wedgewood HOA; Annual HOA fee of $100 (covers grounds maintenance); No association amenities listed

Exterior

• Parking: 2 total parking spaces; 2-car garage with garage door opener (garage faces rear, attached)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level; House; Private ownership
• Construction: Brick and vinyl siding exterior; Asbestos shingle roof; Concrete perimeter foundation; Built per public records
• Exterior features: Private yard; Back yard, front yard; Corner lot; Storm door(s)

Interior

• Kitchen: Stainless steel appliances; Built-in gas range; Microwave; Free-standing refrigerator
• Bedrooms: 3 bedrooms on the main level; Bonus room in lower level
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crown molding; Eat-in kitchen; Laminate countertops; Pantry; Bay window(s); Window treatments; Basement (partially finished, 8 ft+ pour); Fireplace in great room (wood burning, zero clearance)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $68 ($817/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 $195k (13.2% below list).
• Recommended offer: $195k (13.2% 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+, 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: Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 100% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $195,323 (13.2% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $206,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
490 Jana Dr	0.33mi	4/3.0 (+1)	1,600 (-1%)	1mo	$195,000	$122	73
7 Darwin Ct	0.38mi	4/2.0 (+1)	1,560 (-3%)	0mo	$200,000	$128	72
2405 Orleans Ln	0.19mi	3/1.5	1,424 (-12%)	2mo	$239,900	$168	68
2910 Wellington Dr	0.48mi	4/2.0 (+1)	1,517 (-6%)	1mo	$159,900	$105	62
2945 Dover Dr	0.38mi	4/2.0 (+1)	1,470 (-9%)	2mo	$185,400	$126	60
2940 Dover Dr	0.41mi	3/2.0	1,402 (-13%)	1mo	$210,000	$150	59
549 Rancho Ln	0.48mi	3/3.0	1,432 (-11%)	0mo	$279,000	$195	54
4 Cameo Ct	0.51mi	3/2.5	1,405 (-13%)	0mo	$150,000	$107	52
645 Pelican Ln	0.57mi	3/1.5	1,825 (+13%)	0mo	$210,000	$115	49
3365 Brunswick Dr	0.73mi	3/2.0	1,800 (+12%)	1mo	$195,000	$108	46
2560 Woodsage Dr	0.66mi	3/3.0	1,390 (-14%)	1mo	$220,000	$158	41
725 Pelican Ln	0.64mi	4/2.0 (+1)	1,382 (-14%)	1mo	$212,500	$154	40

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: 26.8%
• Equity multiple: 3.16×
• Total profit: $136,070
• Equity at exit: $202,608

10-year hold

• IRR: 24.7%
• Equity multiple: 7.67×
• Total profit: $419,776
• Equity at exit: $436,931

Cash invested: $62,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$94
• HOA: −$8
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $68

Break-even live

Break-even rent $1,867

Max offer price $224,900

Occupancy floor 92%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	43d	1	0.37mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	0.55mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	0.89mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	0.94mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.98mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.10mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	2d	1	1.13mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.18mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	1.26mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	1.30mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.36mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	1.37mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.45mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 6 events

1. 2026-06-18
   days on market $224,900 Coming Soon 7 DOM
2. 2026-06-17
   days on market $224,900 Coming Soon 6 DOM
3. 2026-06-16
   days on market $224,900 Coming Soon 5 DOM
4. 2026-06-15
   days on market $224,900 Coming Soon 4 DOM
5. 2026-06-13
   days on market $224,900 Coming Soon 2 DOM
6. 2026-06-13
   listed $224,900 Coming Soon 1 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/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 ≥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: $23,439
• − Mortgage interest: −$12,598
• − Property taxes: −$2,326
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − HOA: −$96
• − Depreciation: −$6,543
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,537/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

2 events — show timeline

• 2026-06-11 Coming Soon $224,900 MARIS as Distributed by MLS Grid
• 1967-02-24 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2022): $2,326 · +0.3% YoY. Source: county tax records.