1475 Nashua Dr · Florissant, MO 63033

$169,900

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 78 Days on market

Built 1957 0.29 ac lot $146/sqft · 19% below area Est $209k · 19% under

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Why this score? — see what drove the B- 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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 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 MLS

Move-in ready three-bedroom, 1.5-bathroom home with a large unfinished basement and a one-car garage. This home features durable LVP flooring in the high-traffic areas and cozy carpeting in the bedrooms, providing the perfect balance of comfort and easy maintenance. The kitchen is updated with granite countertops and sleek black appliances. The expansive unfinished basement offers incredible storage space or the potential to be finished out as a secondary living area, media room, or game room.

Key facts

• Black appliances
• Granite countertops
• 0.29 acre lot

Tags

• LARGE UNFINISHED BASEMENT
• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• INCREDIBLE STORAGE SPACE

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 $177 ($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 $164k (3.6% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

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.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 78 days — a 6% lower offer ($160k) 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 $134k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $209,398
• List price: $169,900
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Nashua Dr	0.00mi	3/1.5	1,160 (0%)	1mo	$169,900	$146	100
1480 Burning Tree Dr	0.07mi	3/2.0	1,140 (-2%)	2mo	$200,000	$175	90
1420 Nashua Dr	0.04mi	3/1.5	1,092 (-6%)	2mo	$199,000	$182	86
1980 Parker Rd	0.27mi	3/1.5	1,196 (+3%)	1mo	$182,157	$152	82
1585 Pepperhill Dr	0.25mi	3/2.0	1,204 (+4%)	2mo	$225,000	$187	78
1460 Fox Run Dr	0.14mi	4/2.0 (+1)	1,050 (-10%)	1mo	$169,900	$162	70
1320 Pepperhill Dr	0.32mi	3/2.0	1,247 (+8%)	1mo	$200,000	$160	70
1020 Belmont Ter	0.36mi	3/1.5	1,040 (-10%)	4mo	$159,900	$154	63
1770 Beverly Dr	0.71mi	3/1.5	1,040 (-10%)	1mo	$200,000	$192	48
18 Redwood Dr	0.71mi	3/2.0	1,046 (-10%)	2mo	$134,000	$128	47
2190 Glenoro Dr	0.69mi	4/2.5 (+1)	1,083 (-7%)	3mo	$225,999	$209	46
2345 Hummingbird Dr	0.59mi	3/1.0	988 (-15%)	2mo	$175,000	$177	44

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: 29.2%
• Equity multiple: 3.34×
• Total profit: $111,548
• Equity at exit: $153,059

10-year hold

• IRR: 26.7%
• Equity multiple: 8.12×
• Total profit: $338,506
• 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: 8.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$891
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $177

Break-even live

Break-even rent $1,414

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $273	-5% $225	+0% $177	+5% $129	+10% $81
Rent	-10% $47	-5% $112	+0% $177	+5% $241	+10% $306
Rate	-1.0pp $262	-0.5pp $220	base $177	+0.5pp $133	+1.0pp $88

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.46mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.49mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.52mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.52mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.65mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.68mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.70mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.70mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.73mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.73mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.74mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.77mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.82mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.85mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	0.98mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	1.00mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.00mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.03mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	1.03mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.05mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.06mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.06mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.08mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.09mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	1.20mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	1.24mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.27mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.34mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.43mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.43mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	1.43mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	1.45mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.48mi

Listing history 10 events

1. 2026-05-06
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Move-in ready three-bedroom, 1.5-bathroom home with a large unfinished basement and a one-car garage. This home features durable LVP flooring in the high-traffic areas and cozy carpeting in the bedrooms, providing the perfect balance of comfort and easy maintenance. The kitchen is updated with granite countertops and sleek black appliances. The expansive unfinished basement offers incredible storage space or the potential to be finished out as a secondary living area, media room, or game room.

2. 2026-03-20
   price $169,900 500-char remark

   Show marketing remark (500 chars)

   Move-in ready three-bedroom, 1.5-bathroom home with a large unfinished basement and a one-car garage. This home features durable LVP flooring in the high-traffic areas and cozy carpeting in the bedrooms, providing the perfect balance of comfort and easy maintenance. The kitchen is updated with granite countertops and sleek black appliances. The expansive unfinished basement offers incredible storage space or the potential to be finished out as a secondary living area, media room, or game room.

3. 2026-02-17
   listed $174,900 Active 500-char remark

   Show marketing remark (500 chars)

   Move-in ready three-bedroom, 1.5-bathroom home with a large unfinished basement and a one-car garage. This home features durable LVP flooring in the high-traffic areas and cozy carpeting in the bedrooms, providing the perfect balance of comfort and easy maintenance. The kitchen is updated with granite countertops and sleek black appliances. The expansive unfinished basement offers incredible storage space or the potential to be finished out as a secondary living area, media room, or game room.

4. 2023-10-11
   historical $1,480
5. 2023-09-28
   price $1,480
6. 2023-09-27
   listed $1,565
7. 2021-07-08
   soldstatus $134,000
8. 2021-07-01
   soldstatus Closed 366-char remark

   Show marketing remark (366 chars)

   This home has a lot to offer any family looking for a 3 bedroom, 1 ½ bath home in the Florissant area. Huge back yard with room to play or add a pool. All new carpet through out the home and new vinyl floors. Separate dining room that is off the living room that could be combined, kitchen is eat-in and cozy. Basement is not finished so test your DIY skills!

9. 2021-06-09
   status Pending 366-char remark

   Show marketing remark (366 chars)

   This home has a lot to offer any family looking for a 3 bedroom, 1 ½ bath home in the Florissant area. Huge back yard with room to play or add a pool. All new carpet through out the home and new vinyl floors. Separate dining room that is off the living room that could be combined, kitchen is eat-in and cozy. Basement is not finished so test your DIY skills!

10. 2021-06-07
    listed $130,000 Active 366-char remark

    Show marketing remark (366 chars)

    This home has a lot to offer any family looking for a 3 bedroom, 1 ½ bath home in the Florissant area. Huge back yard with room to play or add a pool. All new carpet through out the home and new vinyl floors. Separate dining room that is off the living room that could be combined, kitchen is eat-in and cozy. Basement is not finished so test your DIY skills!

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/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: $19,656
• − Mortgage interest: −$9,517
• − Property taxes: −$1,867
• − Insurance: −$850
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,943
• Taxable loss: −$664
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,280/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

+30.7% since first listed

10 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-02-17 Listed $174,900 MARIS as Distributed by MLS Grid
• 2023-10-11 Rental Removed $1,480 RENTLY
• 2023-09-28 Price Changed $1,480 RENTLY
• 2023-09-27 Listed for Rent $1,565 RENTLY
• 2021-07-08 Sold (Public Records) $134,000 Public Records
• 2021-07-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-09 Pending — MARIS as Distributed by MLS Grid
• 2021-06-07 Listed $130,000 MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2022): $1,867 · +1.7% YoY. Source: county tax records.