435 Saint Edward Ln · Florissant, MO 63033

$169,900

3 bd · 1.5 ba · 1,183 sqft · SingleFamily public records · 1 Days on market

Built 1956 8,960 sqft lot Est $182k · 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 +19.6/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• 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

Welcome Home! Freshly updated 3 bedroom in the heart of Florissant is ready for new owners. Vaulted ceilings accentuate an open living room and dining room upon entry. Kitchen has been upgraded with a new electric cooktop, granite countertops and new ceramic tile. Both bathrooms new fixtures, flooring, vanities and lighting. 3 spacious bedroom provide a cozy nights sleep with an additional room in the finished basement as well. Upgraded electric service is supported by a standby generator so you will never be in the dark. Enjoy the beautiful weather under a large covered porch showcasing the back yard. Located near highway access, grocery stores and shopping.

Key facts

• Hardwood flooring
• Walk in closet
• Move in ready

Tags

• MOVE IN READY
• HIGH MEADOWS NEIGHBORHOOD
• HARDWOOD FLOORING
• LIVING ROOM FIREPLACE
• GRANITE COUNTERTOPS
• WALK IN CLOSET

Property features AI

Finance

• Other: Living area listed as 1,183 (public records)
• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected; Water connected; Electric service listed as 'Other'
• Home design: Single-family house; One level; Slab foundation
• Construction: Brick and vinyl siding exterior; Composition/shingle roof
• Exterior features: Level lot; Rain gutters; Back yard fencing; No patio or porch listed; Asphalt/paved road frontage (city street)

Interior

• Kitchen: Cooktop; Convection oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Smart thermostat; Basement (other)
• Laundry & utility: Dedicated laundry room

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 $197 ($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 $165k (2.9% below list).
• Recommended offer: $165k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Combs Elementary (math 7% / reading 17%, grade F, #1,016 of 1,115 statewide, top 92%, 295 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 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $164,899 (2.9% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.97% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $182,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Robinwood Dr	0.38mi	3/1.0	1,148 (-3%)	2mo	$179,900	$157	74
260 Saint Edward Ln	0.21mi	3/2.0	1,092 (-8%)	3mo	$170,000	$156	73
1980 Parker Rd	0.59mi	3/1.5	1,196 (+1%)	1mo	$182,157	$152	70
2740 Holiday Hill Dr	0.43mi	3/1.0	1,107 (-6%)	3mo	$99,900	$90	64
205 Lynn Meadows Ln	0.50mi	3/1.0	1,104 (-7%)	1mo	$135,000	$122	62
1320 Pepperhill Dr	0.65mi	3/2.0	1,247 (+5%)	1mo	$200,000	$160	58
2340 Johnstown Dr	0.34mi	3/2.0	1,344 (+14%)	2mo	$119,000	$89	58
1020 Belmont Ter	0.48mi	3/1.5	1,040 (-12%)	4mo	$159,900	$154	54
1065 Cheyenne Dr	0.50mi	3/2.0	1,040 (-12%)	3mo	$172,000	$165	52
940 Rogers Ln	0.71mi	3/2.0	1,309 (+11%)	1mo	$150,000	$115	46
4 Fremont Ct	0.71mi	2/2.0 (-1)	1,304 (+10%)	1mo	$135,000	$104	42
1345 Hialeah Pl	0.70mi	4/2.5 (+1)	1,344 (+14%)	1mo	$215,000	$160	35

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: 29.6%
• Equity multiple: 3.37×
• Total profit: $112,900
• Equity at exit: $153,059

10-year hold

• IRR: 27.0%
• Equity multiple: 8.18×
• Total profit: $341,573
• 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: $1,649 high
• Mortgage (P&I): −$891
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $197

Break-even live

Break-even rent $1,399

Max offer price $169,900

Occupancy floor 83%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	0.09mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	0.16mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.16mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	0.23mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.26mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.30mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	21d	1	0.31mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	2d	1	0.34mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	23d	1	0.35mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.36mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	0.48mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	23d	1	0.60mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	14d	1	0.64mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	0.71mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	0.76mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	0.80mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.82mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	0.89mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	0.89mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	23d	1	0.91mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	0.95mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	0.97mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.02mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	23d	1	1.03mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	1.06mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.07mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.09mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	43d	1	1.12mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	1.16mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.17mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.19mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	1.21mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	1.26mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	1.27mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	1.28mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	1d	4	1.29mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.30mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	1.30mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.31mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.32mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $169,900 Active 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: $1,724 · $144/mo
• Projected year-2 tax: $1,724 · $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 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: $19,788
• − Mortgage interest: −$9,517
• − Property taxes: −$1,724
• − Insurance: −$850
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,943
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,466/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

+208.9% since first listed

10 events — show timeline

• 2026-06-17 Listed $169,900 MARIS as Distributed by MLS Grid
• 2022-12-22 Rental Removed — RENT.
• 2022-07-22 Sold (Public Records) $210,000 Public Records
• 2022-07-18 Pending — MARIS as Distributed by MLS Grid
• 2022-07-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-06-19 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-10 Listed $208,000 MARIS as Distributed by MLS Grid
• 2022-06-09 Coming Soon $208,000 MARIS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) $103,000 Public Records
• 1992-03-10 Sold (Public Records) $55,000 Public Records

Property tax history

+0.5%/yr

Latest (2022): $1,724 · +1.7% YoY. Source: county tax records.