1767 Stilton Ct · Florissant, MO 63031

$190,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 169 Days on market

Built 1974 8,960 sqft lot $169/sqft · at area comps Est $183k · at est.

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home you can truly make your own? This split-level offers a great floor plan, a two-car garage, and the chance to add your personal touch. With a bit of TLC, this property can shine and become a wonderful long-term home. The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation. (some photos virtually staged)

Key facts

• 8,960 sq ft lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $67 ($806/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 $169k (11.1% below list).
• Recommended offer: $167k (12.0% 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.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $190k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $183,455
• List price: $190,000
• Delta: 3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2377 Farflung Dr	0.21mi	3/2.5	1,100 (-2%)	2mo	$204,900	$186	83
2216 Foggy Bottom Dr	0.25mi	3/2.0	1,189 (+6%)	2mo	$130,000	$109	77
2171 Farthing Ct	0.27mi	3/2.0	1,189 (+6%)	3mo	$195,000	$164	76
2397 Millvalley Dr	0.32mi	4/2.0 (+1)	1,100 (-2%)	1mo	$169,900	$154	76
2334 White Ash Ct	0.40mi	3/2.0	1,189 (+6%)	2mo	$189,900	$160	70
1315 Thrush Ln	0.58mi	3/1.0	1,092 (-3%)	3mo	$159,900	$146	62
2572 Auburnhill Ct	0.50mi	4/3.0 (+1)	1,189 (+6%)	2mo	$185,000	$156	56
2128 Monks Hollow Dr	0.71mi	2/2.0 (-1)	1,147 (+2%)	4mo	$175,000	$153	56
2543 Saddle Ridge Dr	0.73mi	3/2.0	1,189 (+6%)	3mo	$190,000	$160	54
2390 Teakwood Manor Dr	0.65mi	3/2.0	1,261 (+12%)	2mo	$179,900	$143	48
1910 Flamingo Dr	0.70mi	3/1.0	1,025 (-9%)	1mo	$199,500	$195	48
2425 Lindsay Ln	0.67mi	3/1.0	960 (-15%)	1mo	$205,000	$214	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-24,326
• Equity at exit: $28,330

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-6,479
• Equity at exit: $16,428

Cash invested: $53,200 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$996
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $67

Break-even live

Break-even rent $1,604

Max offer price $190,000

Occupancy floor 91%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	14d	1	0.32mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	0.36mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	0.62mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.63mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	43d	1	0.66mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	0.74mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	2d	1	0.88mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	0.91mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	1.06mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	1.13mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.28mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	43d	1	1.30mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	2d	1	1.33mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	1d	14	1.41mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	1.43mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	1.48mi

Listing history 15 events

1. 2026-06-03
   days on market $190,000 Active 169 DOM
2. 2026-06-02
   days on market $190,000 Active 168 DOM
3. 2026-06-01
   days on market $190,000 Active 167 DOM
4. 2026-05-31
   days on market $190,000 Active 166 DOM
5. 2026-05-06
   price $190,000 446-char remark

   Show marketing remark (446 chars)

   Looking for a home you can truly make your own? This split-level offers a great floor plan, a two-car garage, and the chance to add your personal touch. With a bit of TLC, this property can shine and become a wonderful long-term home. The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation. (some photos virtually staged)

6. 2026-03-06
   price $195,000 446-char remark

   Show marketing remark (446 chars)

   Looking for a home you can truly make your own? This split-level offers a great floor plan, a two-car garage, and the chance to add your personal touch. With a bit of TLC, this property can shine and become a wonderful long-term home. The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation. (some photos virtually staged)

7. 2025-12-16
   listed $200,000 Active 446-char remark

   Show marketing remark (446 chars)

   Looking for a home you can truly make your own? This split-level offers a great floor plan, a two-car garage, and the chance to add your personal touch. With a bit of TLC, this property can shine and become a wonderful long-term home. The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation. (some photos virtually staged)

8. 2019-11-01
   soldstatus $111,000
9. 2019-10-30
   status Pending 374-char remark

   Show marketing remark (374 chars)

   Welcome Home! Interior Has Been Nicely Renovated. 4 Bedroom, 2 Bath Home on a Cul-de Sac. Move in Ready. 3 Bedrooms Up and 1 Down Plus a Bonus Office or Storage Room on the Lower Level. Features 2 Car Garage, Large/Level Yard, Low Maintenance Vinyl Siding and a Walk Out Basement. Seller Will Assist With Closing Costs. Seller Will Provide Clear County Occupancy Inspection!

10. 2019-10-29
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    Welcome Home! Interior Has Been Nicely Renovated. 4 Bedroom, 2 Bath Home on a Cul-de Sac. Move in Ready. 3 Bedrooms Up and 1 Down Plus a Bonus Office or Storage Room on the Lower Level. Features 2 Car Garage, Large/Level Yard, Low Maintenance Vinyl Siding and a Walk Out Basement. Seller Will Assist With Closing Costs. Seller Will Provide Clear County Occupancy Inspection!

11. 2019-09-30
    historical Active Under Contract 374-char remark

    Show marketing remark (374 chars)

    Welcome Home! Interior Has Been Nicely Renovated. 4 Bedroom, 2 Bath Home on a Cul-de Sac. Move in Ready. 3 Bedrooms Up and 1 Down Plus a Bonus Office or Storage Room on the Lower Level. Features 2 Car Garage, Large/Level Yard, Low Maintenance Vinyl Siding and a Walk Out Basement. Seller Will Assist With Closing Costs. Seller Will Provide Clear County Occupancy Inspection!

12. 2019-08-27
    listed $124,900 Active 374-char remark

    Show marketing remark (374 chars)

    Welcome Home! Interior Has Been Nicely Renovated. 4 Bedroom, 2 Bath Home on a Cul-de Sac. Move in Ready. 3 Bedrooms Up and 1 Down Plus a Bonus Office or Storage Room on the Lower Level. Features 2 Car Garage, Large/Level Yard, Low Maintenance Vinyl Siding and a Walk Out Basement. Seller Will Assist With Closing Costs. Seller Will Provide Clear County Occupancy Inspection!

13. 2019-05-09
    soldstatus Closed
14. 2019-04-25
    status Pending
15. 2019-04-17
    listed $65,000 Active

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,269
• − Mortgage interest: −$10,643
• − Property taxes: −$2,300
• − Insurance: −$950
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,527
• Taxable loss: −$2,394
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $1,381/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

+192.3% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $195,000 MARIS as Distributed by MLS Grid
• 2025-12-16 Listed $200,000 MARIS as Distributed by MLS Grid
• 2019-11-01 Sold (Public Records) $111,000 Public Records
• 2019-10-30 Pending — MARIS as Distributed by MLS Grid
• 2019-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-09-30 Contingent — MARIS as Distributed by MLS Grid
• 2019-08-27 Listed $124,900 MARIS as Distributed by MLS Grid
• 2019-05-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-25 Pending — MARIS as Distributed by MLS Grid
• 2019-04-17 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2022): $2,300 · +1.5% YoY. Source: county tax records.