1145 Cheyenne Dr · Florissant, MO 63033

$169,900

3 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 30 Days on market

Built 1960 8,398 sqft lot Est $149k · 14% over

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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 +18.3/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.2/10.0

Listing remarks MLS

Your search is over!!! Cozy 3 bed, 2 bathroom Florissant home ready for it's new owner and it should be you. This ranch home features vaulted ceilings, a screened in porch taking you from the large and open eat it kitchen, to the covered parking, big enough for 2 SUVs. In the finished basement you'll find a bonus room that could be used for an office or 4th bedroom as well as a rec area for that man cave or play area for for the kids Seller financing with $20,000 down with principal & interest payments of $1,228 a month. 30 year loan at 10% interest. 3bed 2 bath in Florissant is waiting for you to call it home.

Key facts

• 8,398 sq ft lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Covered carport (2 spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition/shingle roof; Full basement
• Exterior features: Patio; Porch; Exterior lighting; Rain gutters; Asphalt road frontage on a city street; Lot dimensions approximately 59 x 95 x 117 x 152

Interior

• Kitchen: Convection oven; Gas water heater
• Bedrooms: Three bedrooms on the main level (sizes: 12 x 14, 10 x 10, 10 x 10)
• Flooring: Carpet
• Bathrooms: One full bathroom and one half bathroom (both on the main level)
• Heating & cooling: Forced-air heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $160k (5.9% below list).
• Recommended offer: $160k (5.9% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $98k; list at $170k implies a 74% 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 $159,881 (5.9% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.94% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $149,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Cheyenne Dr	0.11mi	3/2.0	1,040 (-2%)	3mo	$172,000	$165	86
2740 Holiday Hill Dr	0.19mi	3/1.0	1,107 (+4%)	3mo	$99,900	$90	80
1125 Apache Dr	0.07mi	3/1.0	957 (-10%)	1mo	$100,000	$104	77
2505 Saint Catherine St	0.47mi	3/1.5	1,040 (-2%)	5mo	$123,000	$118	70
205 Lynn Meadows Ln	0.48mi	3/1.0	1,104 (+4%)	1mo	$135,000	$122	69
1145 S Waterford Dr	0.31mi	3/2.0	984 (-8%)	4mo	$165,000	$168	68
260 Saint Edward Ln	0.52mi	3/2.0	1,092 (+2%)	3mo	$170,000	$156	67
815 Robinwood Dr	0.37mi	3/1.0	1,148 (+8%)	2mo	$179,900	$157	66
355 Saint Eugene Ln	0.61mi	3/1.5	1,092 (+2%)	6mo	$189,000	$173	63
675 Pimlico Dr	0.63mi	3/1.0	1,064 (-0%)	8mo	$149,000	$140	62
1030 Robinwood Dr	0.26mi	3/2.0	1,196 (+12%)	5mo	$135,000	$113	61
2320 Allen Dr	0.42mi	3/2.0	1,197 (+12%)	8mo	$145,000	$121	51

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: 28.8%
• Equity multiple: 3.31×
• Total profit: $110,101
• Equity at exit: $153,059

10-year hold

• IRR: 26.4%
• Equity multiple: 8.04×
• Total profit: $334,763
• Equity at exit: $330,078

Cash invested: $47,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$891
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $157

Break-even live

Break-even rent $1,400

Max offer price $169,900

Occupancy floor 85%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.38mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	0.40mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	0.41mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.43mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	0.44mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	0.47mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.52mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.58mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.59mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	0.67mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	0.72mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.77mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	8d	1	0.79mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.84mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.84mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	44d	1	0.85mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	0.86mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	44d	1	0.90mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.95mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	1.03mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.04mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.08mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	1.17mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.17mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.17mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.18mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.20mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.22mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.26mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	1.26mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.33mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.33mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.37mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	1.37mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.42mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	1.43mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	1.44mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $169,900 Active 30 DOM
2. 2026-06-17
   days on market $169,900 Active 29 DOM
3. 2026-06-16
   days on market $169,900 Active 28 DOM
4. 2026-06-15
   days on market $169,900 Active 27 DOM
5. 2026-06-13
   days on market $169,900 Active 25 DOM
6. 2026-06-13
   pricedays on market $169,900 Active 24 DOM
7. 2026-06-09
   days on market $174,900 Active 21 DOM
8. 2026-06-08
   days on market $174,900 Active 20 DOM
9. 2026-06-07
   days on market $174,900 Active 19 DOM
10. 2026-06-05
    days on market $174,900 Active 16 DOM
11. 2026-06-03
    days on market $174,900 Active 15 DOM
12. 2026-06-02
    days on market $174,900 Active 14 DOM
13. 2026-06-01
    days on market $174,900 Active 13 DOM
14. 2026-05-31
    days on market $174,900 Active 12 DOM
15. 2026-05-19
    listed $174,900 Active
16. 2024-02-29
    historical $1,585
17. 2024-02-13
    listed $1,585
18. 2022-05-19
    price $1,565
19. 2021-10-20
    soldstatus $97,500
20. 2021-10-08
    soldstatus Closed 622-char remark

    Show marketing remark (622 chars)

    Your search is over!!! Cozy 3 bed, 2 bathroom Florissant home ready for it's new owner and it should be you. This ranch home features vaulted ceilings, a screened in porch taking you from the large and open eat it kitchen, to the covered parking, big enough for 2 SUVs. In the finished basement you'll find a bonus room that could be used for an office or 4th bedroom as well as a rec area for that man cave or play area for for the kids Seller financing with $20,000 down with principal & interest payments of $1,228 a month. 30 year loan at 10% interest. 3bed 2 bath in Florissant is waiting for you to call it home.

21. 2021-09-09
    status Pending 622-char remark

    Show marketing remark (622 chars)

    Your search is over!!! Cozy 3 bed, 2 bathroom Florissant home ready for it's new owner and it should be you. This ranch home features vaulted ceilings, a screened in porch taking you from the large and open eat it kitchen, to the covered parking, big enough for 2 SUVs. In the finished basement you'll find a bonus room that could be used for an office or 4th bedroom as well as a rec area for that man cave or play area for for the kids Seller financing with $20,000 down with principal & interest payments of $1,228 a month. 30 year loan at 10% interest. 3bed 2 bath in Florissant is waiting for you to call it home.

22. 2021-08-31
    listed $160,000 Active 622-char remark

    Show marketing remark (622 chars)

    Your search is over!!! Cozy 3 bed, 2 bathroom Florissant home ready for it's new owner and it should be you. This ranch home features vaulted ceilings, a screened in porch taking you from the large and open eat it kitchen, to the covered parking, big enough for 2 SUVs. In the finished basement you'll find a bonus room that could be used for an office or 4th bedroom as well as a rec area for that man cave or play area for for the kids Seller financing with $20,000 down with principal & interest payments of $1,228 a month. 30 year loan at 10% interest. 3bed 2 bath in Florissant is waiting for you to call it home.

23. 2019-08-12
    soldstatus $82,441
24. 1997-07-14
    soldstatus $68,000
25. 1960-12-01
    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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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: $19,186
• − Mortgage interest: −$9,517
• − Property taxes: −$1,731
• − Insurance: −$850
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,943
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,106/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

+157.2% since first listed

11 events — show timeline

• 2026-05-19 Listed $174,900 MARIS as Distributed by MLS Grid
• 2024-02-29 Rental Removed $1,585 RENTLY
• 2024-02-13 Listed for Rent $1,585 RENTLY
• 2022-05-19 Price Changed $1,565 RENT.
• 2021-10-20 Sold (Public Records) $97,500 Public Records
• 2021-10-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-09 Pending — MARIS as Distributed by MLS Grid
• 2021-08-31 Listed $160,000 MARIS as Distributed by MLS Grid
• 2019-08-12 Sold (Public Records) $82,441 Public Records
• 1997-07-14 Sold (Public Records) $68,000 Public Records
• 1960-12-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2022): $1,731 · +1.7% YoY. Source: county tax records.