95 Florissant Park Dr · Florissant, MO 63031

$127,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 143 Days on market

Built 1956 0.32 ac lot $138/sqft · 23% below area Est $165k · 23% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• 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

Ranch with 3 bedrooms and 1 bathroom in the heart of Florissant. Ready for its next chapter and your personal touch.

Key facts

• 0.32 acre lot
• Parking
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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+, 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); 272 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1956 — 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: 1.23% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $165,205
• List price: $127,900
• Delta: -22.58%
• 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
695 Mullanphy Rd	0.11mi	3/1.0	927 (0%)	1mo	$185,000	$200	94
715 Tyson Dr	0.06mi	3/1.5	927 (0%)	3mo	$179,900	$194	93
85 Ruth Dr	0.19mi	2/1.0 (-1)	912 (-2%)	2mo	$144,900	$159	82
515 Myrtle Dr	0.30mi	3/1.0	962 (+4%)	3mo	$174,900	$182	77
1435 Aspen Dr	0.63mi	3/1.0	912 (-2%)	1mo	$134,000	$147	67
1115 Verlene Dr	0.48mi	3/2.0	980 (+6%)	3mo	$174,900	$178	62
2052 Aristocrat Dr	0.68mi	3/1.5	960 (+4%)	1mo	$89,900	$94	59
750 Blackbird Dr	0.55mi	3/1.5	1,025 (+11%)	1mo	$174,900	$171	54
1865 Violet Dr	0.47mi	3/1.5	1,064 (+15%)	0mo	$100,000	$94	51
460 Wren Dr	0.65mi	3/1.0	1,025 (+11%)	2mo	$177,000	$173	50
660 Crabapple Ln	0.57mi	3/2.0	1,045 (+13%)	2mo	$199,999	$191	46
18 Redwood Dr	0.72mi	3/2.0	1,046 (+13%)	2mo	$134,000	$128	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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,848
• Equity at exit: $19,070

10-year hold

• IRR: 14.2%
• Equity multiple: 2.21×
• Total profit: $43,156
• Equity at exit: $11,058

Cash invested: $35,812 (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: 272
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$671
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $369

Break-even live

Break-even rent $1,107

Max offer price $127,900

Occupancy floor 72%

Sensitivity live

Price	-10% $442	-5% $405	+0% $369	+5% $333	+10% $297
Rent	-10% $245	-5% $307	+0% $369	+5% $431	+10% $494
Rate	-1.0pp $434	-0.5pp $402	base $369	+0.5pp $336	+1.0pp $302

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.09mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.14mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	0.15mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	0.26mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	0.55mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.63mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.71mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.72mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.75mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	25d	1	0.78mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.78mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.78mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	45d	1	0.79mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.80mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	45d	1	0.90mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	0.93mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	0.93mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	0.98mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.98mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	25d	1	1.01mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.01mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	45d	1	1.03mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	19d	1	1.09mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	16d	1	1.14mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	1.15mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	1.15mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	25d	1	1.17mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	1.20mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.22mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	1.27mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	45d	1	1.37mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	1.39mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	3d	1	1.41mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.44mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $127,900 Active 143 DOM
2. 2026-06-18
   days on market $127,900 Active 140 DOM
3. 2026-06-17
   days on market $127,900 Active 139 DOM
4. 2026-06-16
   days on market $127,900 Active 138 DOM
5. 2026-06-15
   days on market $127,900 Active 137 DOM
6. 2026-06-13
   days on market $127,900 Active 135 DOM
7. 2026-06-13
   days on market $127,900 Active 134 DOM
8. 2026-06-09
   days on market $127,900 Active 131 DOM
9. 2026-06-08
   days on market $127,900 Active 130 DOM
10. 2026-06-07
    days on market $127,900 Active 129 DOM
11. 2026-06-05
    days on market $127,900 Active 126 DOM
12. 2026-06-03
    days on market $127,900 Active 125 DOM
13. 2026-06-02
    days on market $127,900 Active 124 DOM
14. 2026-06-01
    days on market $127,900 Active 123 DOM
15. 2026-05-31
    days on market $127,900 Active 122 DOM
16. 2026-04-23
    price $127,900 117-char remark

    Show marketing remark (117 chars)

    Ranch with 3 bedrooms and 1 bathroom in the heart of Florissant. Ready for its next chapter and your personal touch.

17. 2026-03-12
    price $134,900 117-char remark

    Show marketing remark (117 chars)

    Ranch with 3 bedrooms and 1 bathroom in the heart of Florissant. Ready for its next chapter and your personal touch.

18. 2026-01-29
    listed $139,900 Active 117-char remark

    Show marketing remark (117 chars)

    Ranch with 3 bedrooms and 1 bathroom in the heart of Florissant. Ready for its next chapter and your personal touch.

19. 2025-03-31
    status Active
20. 2025-02-21
    status Pending
21. 2025-01-05
    status Active
22. 2024-12-17
    status Pending
23. 2024-12-14
    listed $129,000 Active
24. 2023-03-27
    soldstatus $138,000
25. 2017-05-08
    soldstatus $65,000
26. 2016-10-18
    soldstatus $36,000
27. 2010-03-30
    soldstatus $101,000
28. 2005-08-01
    soldstatus $100,000
29. 2002-05-02
    soldstatus $86,800
30. 1996-08-01
    soldstatus $52,900
31. 1983-05-01
    soldstatus $40,900

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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 6/10 Major FEMA zone X (shaded) · 75% 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: $18,892
• − Mortgage interest: −$7,164
• − Property taxes: −$1,806
• − Insurance: −$640
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,721
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,822/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

• Census place: Florissant, MO
• 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

+212.7% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $127,900 MARIS as Distributed by MLS Grid
• 2026-03-12 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2025-01-05 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-17 Pending — MARIS as Distributed by MLS Grid
• 2024-12-14 Listed $129,000 MARIS as Distributed by MLS Grid
• 2023-03-27 Sold (Public Records) $138,000 Public Records
• 2017-05-08 Sold (Public Records) $65,000 Public Records
• 2016-10-18 Sold (Public Records) $36,000 Public Records
• 2010-03-30 Sold (Public Records) $101,000 Public Records
• 2005-08-01 Sold (Public Records) $100,000 Public Records
• 2002-05-02 Sold (Public Records) $86,800 Public Records
• 1996-08-01 Sold (Public Records) $52,900 Public Records
• 1983-05-01 Sold (Public Records) $40,900 Public Records

Property tax history

+1.5%/yr

Latest (2022): $1,806 · +2.6% YoY. Source: county tax records.