1395 Redbird Dr · Florissant, MO 63031

$174,900

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 10 Days on market

Built 1964 9,374 sqft lot $171/sqft · 37% above area Est $212k · 18% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this charming property that exudes calmness and tranquility with its neutral color scheme throughout. The freshly painted interior offers a clean and inviting atmosphere, perfect for creating new memories. As you explore the home, you'll notice the updated flooring, which adds a unique character to the space. Step outside onto the patio, an ideal spot for enjoying morning coffee. The fenced-in backyard provides a peaceful retreat for outdoor enthusiasts and gardeners alike—a wonderful space for growing plants or setting up a small picnic area. In summary, this property combines comfortable interiors with a delightful outdoor setup, offering a perfect balance. Ready for its new owner to bring it to life, this home promises a welcoming atmosphere where you can truly feel at home.

Key facts

• 9,374 sq ft lot
• Garage
• Built 1964

Property features AI

Finance

• Other: Living area reported as 1,702 (assessor); Above-grade finished area reported as 1,025 (assessor); Below-grade finished area reported as 677 (assessor); Lot size approximately 0.2152 acres; No pool
• Financial info: Lease not considered; No second mortgage reported; Seller may consider concessions
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car); Additional parking
• Security: No security details provided
• Utilities: Community water; Public sewer; Single phase electric; Cable available
• Home design: Single family residential; One-level living; Residential property
• Construction: Brick veneer exterior
• Exterior features: Back yard; Front yard; Landscaped yard; Few trees; Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement with 8+ ft poured construction
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $168k (3.7% below list).
• Recommended offer: $168k (3.7% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Walker Elem. (math 8% / reading 33%, grade F, #931 of 1,115 statewide, top 83%, 477 students, 67% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 272 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $168,456 (3.7% 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: 0.96% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $212,405
• List price: $174,900
• Delta: -15.73%
• 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
2328 Urbandale Dr	0.12mi	3/2.0	1,025 (0%)	1mo	$140,400	$137	92
1398 Brenthaven Ln	0.40mi	3/2.0	1,025 (0%)	1mo	$185,000	$180	79
2052 Aristocrat Dr	0.23mi	3/1.5	960 (-6%)	1mo	$89,900	$94	78
1910 Flamingo Dr	0.42mi	3/1.0	1,025 (0%)	1mo	$199,500	$195	77
750 Blackbird Dr	0.57mi	3/1.5	1,025 (0%)	1mo	$174,900	$171	72
1865 Violet Dr	0.47mi	3/1.5	1,064 (+4%)	0mo	$100,000	$94	72
935 Kingsbrook Ln	0.42mi	3/1.5	1,078 (+5%)	2mo	$180,000	$167	70
2465 Grants Pkwy	0.51mi	3/2.0	995 (-3%)	2mo	$129,900	$131	67
660 Crabapple Ln	0.65mi	3/2.0	1,045 (+2%)	2mo	$199,999	$191	63
880 Fifth Plz	0.51mi	4/1.0 (+1)	980 (-4%)	1mo	$159,000	$162	61
290 Francisca Dr	0.72mi	3/1.5	1,092 (+6%)	1mo	$145,000	$133	54
1435 Aspen Dr	0.53mi	3/1.0	912 (-11%)	1mo	$134,000	$147	54

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,216
• Equity at exit: $26,078

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $7,878
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$917
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $156

Break-even live

Break-even rent $1,487

Max offer price $174,900

Occupancy floor 86%

Sensitivity live

Price	-10% $255	-5% $206	+0% $156	+5% $107	+10% $57
Rent	-10% $23	-5% $90	+0% $156	+5% $223	+10% $289
Rate	-1.0pp $244	-0.5pp $201	base $156	+0.5pp $111	+1.0pp $65

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.10mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	0.32mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	17d	1	0.36mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	0.50mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.57mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	13d	1	0.61mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.69mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	0.75mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.79mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	0.80mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	0.81mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.82mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	0.83mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.89mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.89mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.89mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	17d	1	0.95mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.96mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.99mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	13d	1	1.00mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.04mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.05mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.07mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	1.26mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.28mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.34mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	2d	1	1.46mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $174,900 Active 10 DOM
2. 2026-06-18
   days on market $174,900 Active 7 DOM
3. 2026-06-17
   days on market $174,900 Active 6 DOM
4. 2026-06-16
   days on market $174,900 Active 5 DOM
5. 2026-06-15
   days on market $174,900 Active 4 DOM
6. 2026-06-13
   days on market $174,900 Active 2 DOM
7. 2026-06-13
   statusdays on market $174,900 Active 1 DOM
8. 2026-06-09
   days on market $174,900 Coming Soon 7 DOM
9. 2026-06-08
   days on market $174,900 Coming Soon 6 DOM
10. 2026-06-07
    days on market $174,900 Coming Soon 5 DOM
11. 2026-06-05
    days on market $174,900 Coming Soon 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    pricestatusdays on marketlisting id $174,900 Coming Soon 1 DOM
14. 2026-05-02
    historical Active Under Contract
15. 2026-04-23
    price $179,000
16. 2026-03-06
    listed $189,000 Active
17. 2026-03-06
    historical
18. 2024-09-12
    soldstatus Closed 805-char remark

    Show marketing remark (805 chars)

    Welcome to this charming property that exudes calmness and tranquility with its neutral color scheme throughout. The freshly painted interior offers a clean and inviting atmosphere, perfect for creating new memories. As you explore the home, you'll notice the updated flooring, which adds a unique character to the space. Step outside onto the patio, an ideal spot for enjoying morning coffee. The fenced-in backyard provides a peaceful retreat for outdoor enthusiasts and gardeners alike—a wonderful space for growing plants or setting up a small picnic area. In summary, this property combines comfortable interiors with a delightful outdoor setup, offering a perfect balance. Ready for its new owner to bring it to life, this home promises a welcoming atmosphere where you can truly feel at home.

19. 2024-07-24
    status Pending 805-char remark

    Show marketing remark (805 chars)

    Welcome to this charming property that exudes calmness and tranquility with its neutral color scheme throughout. The freshly painted interior offers a clean and inviting atmosphere, perfect for creating new memories. As you explore the home, you'll notice the updated flooring, which adds a unique character to the space. Step outside onto the patio, an ideal spot for enjoying morning coffee. The fenced-in backyard provides a peaceful retreat for outdoor enthusiasts and gardeners alike—a wonderful space for growing plants or setting up a small picnic area. In summary, this property combines comfortable interiors with a delightful outdoor setup, offering a perfect balance. Ready for its new owner to bring it to life, this home promises a welcoming atmosphere where you can truly feel at home.

20. 2024-07-19
    listed $165,000 Active 805-char remark

    Show marketing remark (805 chars)

    Welcome to this charming property that exudes calmness and tranquility with its neutral color scheme throughout. The freshly painted interior offers a clean and inviting atmosphere, perfect for creating new memories. As you explore the home, you'll notice the updated flooring, which adds a unique character to the space. Step outside onto the patio, an ideal spot for enjoying morning coffee. The fenced-in backyard provides a peaceful retreat for outdoor enthusiasts and gardeners alike—a wonderful space for growing plants or setting up a small picnic area. In summary, this property combines comfortable interiors with a delightful outdoor setup, offering a perfect balance. Ready for its new owner to bring it to life, this home promises a welcoming atmosphere where you can truly feel at home.

21. 2015-09-01
    soldstatus $19,500,437
22. 2014-01-24
    soldstatus $55,000
23. 2014-01-21
    soldstatus
24. 2013-06-25
    listed $69,900

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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: $20,215
• − Mortgage interest: −$9,797
• − Property taxes: −$2,216
• − Insurance: −$874
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,088
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $2,112/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

+150.2% since first listed

13 events — show timeline

• 2026-06-12 Listed $174,900 MARIS as Distributed by MLS Grid
• 2026-06-02 Coming Soon $174,900 MARIS as Distributed by MLS Grid
• 2026-05-02 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $189,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-09-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-07-24 Pending — MARIS as Distributed by MLS Grid
• 2024-07-19 Listed $165,000 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $19,500,437 Public Records
• 2014-01-24 Sold (Public Records) $55,000 Public Records
• 2014-01-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-06-25 Listed $69,900 MARIS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2022): $2,216 · +2.7% YoY. Source: county tax records.