600 Pimlico Dr · Florissant, MO 63033

$189,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 31 Days on market

Built 1956 7,487 sqft lot Est $207k · 9% 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 +18.8/30.0
• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Excellent opportunity to acquire a cash-flowing investment property with a long-term great paying tenant already in place. This 4 bedroom, 2 bathroom single family home offers immediate rental income with favorable lease terms for a new owner. Current rent is below market, providing future upside potential for investors seeking both stability and long-term appreciation. Comparable 4 bedroom rental properties in the area are achieving market rents of $1,800+ per month. Property would benefit from cosmetic updates and improvements to reach top market rental rates, creating an excellent value-add opportunity for investors looking to increase returns over time. Property features a functional la

Key facts

• 7,487 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Private ownership; Residential property subtype: Single Family Residence; Above-grade finished area recorded from public records
• Financial info: Lease not considered

Exterior

• Parking: Attached garage facing front; 2‑car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable connected; Natural gas connected; Phone connected; Water and sewer connected
• Home design: Single family residence; House on one level; Attached property
• Construction: Brick veneer and frame construction
• Exterior features: Front yard; Back yard; Back yard fencing

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Breakfast bar; Partially finished full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $181k (4.3% below list).
• Recommended offer: $181k (4.3% 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: Parker Road Elementary (354 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); 221 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $112k; list at $189k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,854 (4.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $206,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Johnstown Dr	0.16mi	3/2.0 (-1)	1,344 (0%)	2mo	$119,000	$89	86
2325 Allen Dr	0.27mi	5/2.0 (+1)	1,380 (+3%)	1mo	$169,900	$123	77
1345 Hialeah Pl	0.51mi	4/2.5	1,344 (0%)	1mo	$215,000	$160	73
13 Bayberry Ln	0.28mi	4/1.5	1,494 (+11%)	1mo	$199,900	$134	65
1385 Spring Valley Dr	0.58mi	3/2.0 (-1)	1,376 (+2%)	1mo	$214,900	$156	63
310 Saint Nicholas Ln	0.61mi	3/2.0 (-1)	1,364 (+2%)	1mo	$169,900	$125	63
1280 Old York Dr	0.70mi	4/2.5	1,386 (+3%)	1mo	$235,000	$170	59
1320 Pepperhill Dr	0.59mi	3/2.0 (-1)	1,247 (-7%)	1mo	$200,000	$160	55
3255 Classic Dr	0.73mi	3/2.0 (-1)	1,416 (+5%)	0mo	$250,000	$177	52
1370 Willowbrook	0.61mi	3/2.0 (-1)	1,460 (+9%)	1mo	$225,000	$154	52
1980 Parker Rd	0.50mi	3/1.5 (-1)	1,196 (-11%)	1mo	$182,157	$152	51
1475 Nashua Dr	0.63mi	3/1.5 (-1)	1,160 (-14%)	1mo	$169,900	$146	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: 29.1%
• Equity multiple: 3.34×
• Total profit: $123,603
• Equity at exit: $170,266

10-year hold

• IRR: 26.6%
• Equity multiple: 8.09×
• Total profit: $375,297
• Equity at exit: $367,185

Cash invested: $52,920 (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: 221
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$991
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $190

Break-even live

Break-even rent $1,568

Max offer price $189,000

Occupancy floor 84%

Sensitivity live

Price	-10% $297	-5% $244	+0% $190	+5% $137	+10% $83
Rent	-10% $47	-5% $119	+0% $190	+5% $261	+10% $333
Rate	-1.0pp $285	-0.5pp $238	base $190	+0.5pp $141	+1.0pp $91

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.06mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.22mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	0.22mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.34mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.38mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.39mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	0.45mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	0.47mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	21d	1	0.49mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	0.54mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.57mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.62mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.86mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	0.91mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.92mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.95mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.97mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.99mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.01mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.05mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.09mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	44d	1	1.10mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.22mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	18d	1	1.32mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	8d	1	1.35mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	1.38mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	1.39mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.39mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.39mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.40mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $189,000 Active 31 DOM
2. 2026-06-18
   days on market $189,000 Active 28 DOM
3. 2026-06-17
   days on market $189,000 Active 27 DOM
4. 2026-06-16
   days on market $189,000 Active 26 DOM
5. 2026-06-15
   days on market $189,000 Active 25 DOM
6. 2026-06-13
   days on market $189,000 Active 23 DOM
7. 2026-06-13
   days on market $189,000 Active 22 DOM
8. 2026-06-09
   days on market $189,000 Active 19 DOM
9. 2026-06-08
   days on market $189,000 Active 18 DOM
10. 2026-06-07
    days on market $189,000 Active 17 DOM
11. 2026-06-05
    days on market $189,000 Active 14 DOM
12. 2026-06-03
    days on market $189,000 Active 13 DOM
13. 2026-06-02
    days on market $189,000 Active 12 DOM
14. 2026-06-01
    days on market $189,000 Active 11 DOM
15. 2026-05-31
    days on market $189,000 Active 10 DOM
16. 2026-05-21
    listed $189,000 Active
17. 2016-05-18
    soldstatus Closed
18. 2016-04-08
    historical
19. 2016-03-23
    listed $52,600 Active
20. 2002-07-24
    soldstatus $112,000

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 ≥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: $21,702
• − Mortgage interest: −$10,587
• − Property taxes: −$2,026
• − Insurance: −$945
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,498
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,479/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

+68.8% since first listed

5 events — show timeline

• 2026-05-21 Listed $189,000 MARIS as Distributed by MLS Grid
• 2016-05-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-04-08 Delisted — MARIS as Distributed by MLS Grid
• 2016-03-23 Listed $52,600 MARIS as Distributed by MLS Grid
• 2002-07-24 Sold (Public Records) $112,000 Public Records

Property tax history

+1.9%/yr

Latest (2022): $2,026 · +1.7% YoY. Source: county tax records.