3705 Seville Dr · Florissant, MO 63033

$125,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 1 Days on market

Built 1968 0.37 ac lot Est $217k · 42% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Bring your vision to 3705 Seville Drive. This 3-bedroom, 2 full bath home with first-floor laundry is a true rehab opportunity with some big-ticket items already updated: the furnace, AC, and water heater are approximately three years old, helping reduce upfront renovation costs. To help you see the potential, some of the listing photos include virtually rehabbed renderings showing how areas of the home could look with thoughtful updates. The home offers a solid layout, a walk-out basement, and multiple spaces that could be transformed into clean, modern living areas. For added transparency, a pre-listing inspection by a certified ASHI inspector is available in the documents section. Lookin

Key facts

• Updated ac
• Solid layout
• Updated water heater

Tags

• FIRST-FLOOR LAUNDRY
• UPDATED FURNACE
• UPDATED AC
• UPDATED WATER HEATER
• WALK-OUT BASEMENT
• SOLID LAYOUT

Property features AI

Finance

• Other: Property listed as fixer condition

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Private ownership; One level
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.9% 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: Halls Ferry Elementary (math 7% / reading 20%, grade F, #1,003 of 1,115 statewide, top 90%, 346 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% 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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k 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.

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 $125,000

Questions for the listing agent

1. Built in 1968 — 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: 1.51% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $217,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Cordoba Dr	0.23mi	3/2.0	1,436 (-0%)	2mo	$229,900	$160	87
2130 Barcelona Dr	0.20mi	3/2.0	1,414 (-2%)	7mo	$245,000	$173	82
1 Club Grounds North Dr	0.53mi	3/2.0	1,426 (-1%)	4mo	$209,900	$147	70
3270 Hermoso Dr	0.53mi	3/2.0	1,428 (-1%)	8mo	$215,000	$151	68
1480 Surrey Dr	0.58mi	3/2.0	1,415 (-2%)	5mo	$139,900	$99	66
13915 Le Sabre Dr	0.34mi	3/2.0	1,564 (+9%)	9mo	$240,000	$153	62
1515 Lisa Dr	0.58mi	3/3.0	1,443 (+0%)	8mo	$195,000	$135	62
3843 Monsols Dr	0.70mi	2/2.0 (-1)	1,485 (+3%)	10mo	$150,000	$101	49
3870 Woodcrest Dr	0.71mi	4/2.0 (+1)	1,536 (+7%)	7mo	$279,900	$182	45
1670 Aqueduct Dr	0.53mi	3/2.0	1,650 (+15%)	8mo	$223,500	$135	44
3230 Churchill Dr	0.53mi	4/2.0 (+1)	1,640 (+14%)	5mo	$185,000	$113	43
3771 Baville Ct	0.57mi	3/3.0	1,653 (+15%)	4mo	$295,900	$179	41

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: 41.7%
• Equity multiple: 4.27×
• Total profit: $114,283
• Equity at exit: $112,610

10-year hold

• IRR: 37.9%
• Equity multiple: 10.40×
• Total profit: $329,168
• Equity at exit: $242,848

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$656
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $584

Break-even live

Break-even rent $1,148

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	14d	1	0.18mi
3930 Belcroft Dr Florissant, MO	3.0	3.0	1408	$1,935	$1.37	43d	1	0.23mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	0.43mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	1d	12	0.67mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	43d	1	0.72mi
4112 Monsols Dr Florissant, MO	3.0	2.0	1120	$1,945	$1.74	43d	1	0.80mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	0.99mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.02mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,156	$0.94	1d	17	1.39mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $125,000 Coming Soon 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: $2,394 · $200/mo
• Projected year-2 tax: $2,394 · $200/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: $22,650
• − Mortgage interest: −$7,002
• − Property taxes: −$2,394
• − Insurance: −$625
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,636
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,720/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

1 event — show timeline

• 2026-06-17 Coming Soon $125,000 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2022): $2,394 · +6.4% YoY. Source: county tax records.