4 Cameo Ct · Florissant, MO 63033

$150,000

3 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 20 Days on market

Built 1964 9,718 sqft lot Est $215k · 30% 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• 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

Stop in and see this charming 3 bedroom, 2 bath ranch home with tons of potential. Enjoy the outdoors in the huge backyard with mature trees. Nestled in a cul-de-sac on a quiet tree lined street close to schools, parks, restaurants, shopping & easy access to highways. Don't miss this opportunity to own a great home in this lovely neighborhood. Call your favorite real estate agent today to find out how to make this your next home.

Key facts

• 9,718 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Private ownership

Exterior

• Parking: Attached 2-car garage; Total 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas available; Water connected; Sewer available
• Home design: Single-family residence; House with one level
• Construction: Brick and vinyl siding construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric cooling
• Interior features: Partially finished basement; Gas water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.3% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.22% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $214,965
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Cameo Ct	0.00mi	3/2.5	1,405 (0%)	0mo	$150,000	$107	98
2940 Dover Dr	0.20mi	3/2.0	1,402 (-0%)	1mo	$210,000	$150	90
2490 Yorkshire Dr	0.21mi	3/3.0	1,407 (+0%)	7mo	$260,000	$185	80
2560 Woodsage Dr	0.29mi	3/3.0	1,390 (-1%)	1mo	$220,000	$158	80
2945 Dover Dr	0.23mi	4/2.0 (+1)	1,470 (+5%)	2mo	$185,400	$126	75
2910 Wellington Dr	0.20mi	4/2.0 (+1)	1,517 (+8%)	1mo	$159,900	$105	71
9 Darwin Ct	0.13mi	3/3.0	1,540 (+10%)	4mo	$235,000	$153	71
7 Darwin Ct	0.14mi	4/2.0 (+1)	1,560 (+11%)	0mo	$200,000	$128	70
549 Rancho Ln	0.61mi	3/3.0	1,432 (+2%)	0mo	$279,000	$195	64
2405 Orleans Ln	0.71mi	3/1.5	1,424 (+1%)	2mo	$239,900	$168	61
548 Rancho Ln	0.61mi	3/2.0	1,264 (-10%)	4mo	$225,900	$179	52
490 Jana Dr	0.70mi	4/3.0 (+1)	1,600 (+14%)	1mo	$195,000	$122	34

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: 34.8%
• Equity multiple: 3.76×
• Total profit: $115,853
• Equity at exit: $135,132

10-year hold

• IRR: 31.6%
• Equity multiple: 9.15×
• Total profit: $342,370
• Equity at exit: $291,417

Cash invested: $42,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$787
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $399

Break-even live

Break-even rent $1,327

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	43d	1	0.32mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	2d	1	0.46mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	1d	12	0.54mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	43d	1	0.69mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	0.87mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	43d	1	0.87mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	0.91mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	43d	1	0.94mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	1d	1	0.98mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	1.02mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.04mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	1.10mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.12mi
15686 93rd Ave Florissant, MO	3.0	2.0	1370	$1,948	$1.42	12d	1	1.17mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	14d	1	1.22mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	43d	1	1.31mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.32mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	1.36mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.38mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	1.39mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.45mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	1d	1	1.47mi

Listing history 6 events

1. 2026-05-11
   historical Active Under Contract
2. 2026-05-09
   listed $150,000 Active
3. 2026-05-08
   historical $150,000
4. 2024-06-03
   soldstatus Closed 437-char remark

   Show marketing remark (437 chars)

   Stop in and see this charming 3 bedroom, 2 bath ranch home with tons of potential. Enjoy the outdoors in the huge backyard with mature trees. Nestled in a cul-de-sac on a quiet tree lined street close to schools, parks, restaurants, shopping & easy access to highways. Don't miss this opportunity to own a great home in this lovely neighborhood. Call your favorite real estate agent today to find out how to make this your next home.

5. 2024-05-24
   status Pending 437-char remark

   Show marketing remark (437 chars)

   Stop in and see this charming 3 bedroom, 2 bath ranch home with tons of potential. Enjoy the outdoors in the huge backyard with mature trees. Nestled in a cul-de-sac on a quiet tree lined street close to schools, parks, restaurants, shopping & easy access to highways. Don't miss this opportunity to own a great home in this lovely neighborhood. Call your favorite real estate agent today to find out how to make this your next home.

6. 2024-05-14
   listed $149,900 Active 437-char remark

   Show marketing remark (437 chars)

   Stop in and see this charming 3 bedroom, 2 bath ranch home with tons of potential. Enjoy the outdoors in the huge backyard with mature trees. Nestled in a cul-de-sac on a quiet tree lined street close to schools, parks, restaurants, shopping & easy access to highways. Don't miss this opportunity to own a great home in this lovely neighborhood. Call your favorite real estate agent today to find out how to make this your next home.

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $2,392 · $199/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: $21,991
• − Mortgage interest: −$8,402
• − Property taxes: −$2,392
• − Insurance: −$750
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,364
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $4,176/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

• 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

+0.1% since first listed

6 events — show timeline

• 2026-05-11 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-09 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2024-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-24 Pending — MARIS as Distributed by MLS Grid
• 2024-05-14 Listed $149,900 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2022): $2,392 · +0.3% YoY. Source: county tax records.