1015 Robinwood Dr · Florissant, MO 63033

$165,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 9 Days on market

Built 1955 7,858 sqft lot Est $177k · 7% under

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Why this score? — see what drove the C+ 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 +21.0/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• 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

Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

Key facts

• Storage shed
• Outdoor patio area
• 7,858 sq ft lot

Tags

• OUTDOOR PATIO AREA
• STORAGE SHED
• FULLY FENCED IN BACKYARD

Property features AI

Finance

• Other: Home warranty included; Seller open to concessions

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Built with other/unspecified construction materials
• Exterior features: Private ownership; Lot with non-standard dimensions (approx. 60 x 130); Lot described as 'Other' features

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $163k (1.2% below list).
• Recommended offer: $163k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 students, 99% 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); 218 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,044 (1.2% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $176,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Robinwood Dr	0.11mi	3/1.0	1,148 (0%)	2mo	$179,900	$157	93
2740 Holiday Hill Dr	0.20mi	3/1.0	1,107 (-4%)	3mo	$99,900	$90	82
205 Lynn Meadows Ln	0.27mi	3/1.0	1,104 (-4%)	1mo	$135,000	$122	80
260 Saint Edward Ln	0.23mi	3/2.0	1,092 (-5%)	3mo	$170,000	$156	74
1065 Cheyenne Dr	0.20mi	3/2.0	1,040 (-9%)	3mo	$172,000	$165	68
3130 Kingsley Dr	0.52mi	3/2.0	1,226 (+7%)	3mo	$205,000	$167	58
940 Rogers Ln	0.39mi	3/2.0	1,309 (+14%)	1mo	$150,000	$115	54
4 Duchesne Dr	0.74mi	3/1.0	1,232 (+7%)	1mo	$159,900	$130	53
4 Fremont Ct	0.36mi	2/2.0 (-1)	1,304 (+14%)	1mo	$135,000	$104	51
1145 S Waterford Dr	0.45mi	3/2.0	984 (-14%)	4mo	$165,000	$168	48
1020 Belmont Ter	0.69mi	3/1.5	1,040 (-9%)	4mo	$159,900	$154	47
3135 Kingsley Dr	0.53mi	3/2.0	1,310 (+14%)	3mo	$194,000	$148	46

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: 30.4%
• Equity multiple: 3.43×
• Total profit: $112,386
• Equity at exit: $148,645

10-year hold

• IRR: 27.7%
• Equity multiple: 8.32×
• Total profit: $338,053
• Equity at exit: $320,559

Cash invested: $46,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$865
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $233

Break-even live

Break-even rent $1,336

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $326	-5% $279	+0% $233	+5% $186	+10% $139
Rent	-10% $104	-5% $168	+0% $233	+5% $297	+10% $361
Rate	-1.0pp $316	-0.5pp $275	base $233	+0.5pp $190	+1.0pp $146

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	0.10mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.12mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	0.15mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.26mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.35mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.40mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.43mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.49mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.52mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	0.54mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	0.54mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.56mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.57mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.69mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	0.74mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.75mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.75mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.79mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	17d	1	0.91mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	0.93mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	0.95mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.95mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.98mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.99mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	44d	1	1.01mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	8d	1	1.01mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.03mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	44d	1	1.07mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.09mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.09mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	1.18mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.19mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.20mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	1.20mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.21mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.23mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.26mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.27mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.36mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.37mi

Listing history 15 events

1. 2026-06-05
   statusdays on market $165,000 Pending 9 DOM
2. 2026-06-03
   days on market $165,000 Active 8 DOM
3. 2026-06-02
   days on market $165,000 Active 7 DOM
4. 2026-06-01
   days on market $165,000 Active 6 DOM
5. 2026-05-31
   days on market $165,000 Active 5 DOM
6. 2026-05-26
   listed $165,000 Active
7. 2021-06-25
   soldstatus
8. 2020-10-29
   soldstatus $100,000
9. 2018-03-02
   soldstatus Closed 159-char remark

   Show marketing remark (159 chars)

   Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

10. 2018-01-25
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

11. 2018-01-25
    historical 159-char remark

    Show marketing remark (159 chars)

    Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

12. 2018-01-22
    price $38,700 159-char remark

    Show marketing remark (159 chars)

    Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

13. 2017-12-29
    listed $45,600 Active 159-char remark

    Show marketing remark (159 chars)

    Ranch style home with two bedrooms and one bath with approximately 1176 square feet living area. Attached garage. Great starter home or investment opportunity.

14. 2001-03-22
    soldstatus $69,000
15. 2000-12-26
    soldstatus $50,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$144/yr (+$12/mo · 9.9%)

ⓘ 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 · 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: $19,565
• − Mortgage interest: −$9,243
• − Property taxes: −$1,457
• − Insurance: −$825
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,800
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,765/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: 42,258
• 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

+230.0% since first listed

10 events — show timeline

• 2026-05-26 Listed $165,000 MARIS as Distributed by MLS Grid
• 2021-06-25 Sold (Public Records) — Public Records
• 2020-10-29 Sold (Public Records) $100,000 Public Records
• 2018-03-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-25 Pending — MARIS as Distributed by MLS Grid
• 2018-01-25 Delisted — MARIS as Distributed by MLS Grid
• 2018-01-22 Price Changed $38,700 MARIS as Distributed by MLS Grid
• 2017-12-29 Listed $45,600 MARIS as Distributed by MLS Grid
• 2001-03-22 Sold (Public Records) $69,000 Public Records
• 2000-12-26 Sold (Public Records) $50,000 Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,457 · +1.7% YoY. Source: county tax records.