1398 Brenthaven Ln · Florissant, MO 63031

$185,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 150 Days on market

Built 1966 7,919 sqft lot Est $171k · 8% over

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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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• ARV discount +3.9/15.0
• 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

Great Invvestment Home - Add this one to your rental portfolio. 3 bedroom 2 bath with finished lower level. Ready to move in!!

Key facts

• 7,919 sq ft lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $67 ($799/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 $164k (11.1% below list).
• Recommended offer: $163k (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+, 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: Cold Water Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 384 students, 68% FRL); North Middle (math 16% / reading 28%, grade F, #332 of 391 statewide, top 86%, 674 students, 55% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 150 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1966 — 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: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $171,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1398 Brenthaven Ln	0.00mi	3/2.0	1,025 (0%)	1mo	$185,000	$180	99
2328 Urbandale Dr	0.29mi	3/2.0	1,025 (0%)	1mo	$140,400	$137	86
2465 Grants Pkwy	0.42mi	3/2.0	995 (-3%)	2mo	$129,900	$131	74
750 Blackbird Dr	0.72mi	3/1.5	1,025 (0%)	1mo	$174,900	$171	64
670 Starlet Dr	0.67mi	3/1.0	1,025 (0%)	3mo	$185,000	$180	62
880 Fifth Plz	0.46mi	4/1.0 (+1)	980 (-4%)	1mo	$159,000	$162	61
2052 Aristocrat Dr	0.54mi	3/1.5	960 (-6%)	1mo	$89,900	$94	61
935 Kingsbrook Ln	0.58mi	3/1.5	1,078 (+5%)	2mo	$180,000	$167	60
1865 Violet Dr	0.73mi	3/1.5	1,064 (+4%)	0mo	$100,000	$94	57
1115 Verlene Dr	0.73mi	3/2.0	980 (-4%)	3mo	$174,900	$178	56
680 Central Pkwy	0.66mi	3/1.5	936 (-9%)	3mo	$99,900	$107	50
1618 Ventnor Pl	0.67mi	3/3.0	1,159 (+13%)	1mo	$214,900	$185	42

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: $-23,611
• Equity at exit: $27,584

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-6,150
• Equity at exit: $15,995

Cash invested: $51,800 (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: $1,644 high
• Mortgage (P&I): −$970
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $67

Break-even live

Break-even rent $1,560

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $171	-5% $119	+0% $67	+5% $14	+10% $-38
Rent	-10% $-63	-5% $2	+0% $67	+5% $132	+10% $197
Rate	-1.0pp $160	-0.5pp $114	base $67	+0.5pp $19	+1.0pp $-30

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: $46,250
• Closing costs: $5,550
• 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	5d	1	0.36mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	9d	1	0.52mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	0.55mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	25d	1	0.56mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	45d	1	0.61mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	45d	1	0.70mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	18d	1	0.70mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	14d	1	0.72mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	16d	1	0.76mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	5d	1	0.80mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	0.82mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	0.87mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	0.89mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	0.92mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	0.92mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.04mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	1.08mi
1332 Langholm Dr Florissant, MO	3.0	1.0	924	$1,650	$1.79	0d	1	1.11mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,561	$1.11	0d	1	1.14mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	45d	1	1.16mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	1.17mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.19mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	1.22mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	1.24mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	18d	1	1.24mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.30mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	1.38mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	4d	1	1.42mi

Listing history 23 events

1. 2026-04-23
   status Pending
2. 2026-03-28
   historical Active Under Contract
3. 2026-03-06
   price $185,000
4. 2026-01-30
   price $190,000
5. 2025-11-24
   listed $200,000 Active
6. 2025-03-09
   historical $1,615
7. 2025-03-07
   price $1,615
8. 2025-02-08
   price $1,645
9. 2025-01-16
   price $1,670
10. 2024-12-21
    listed $1,675
11. 2022-11-02
    soldstatus $160,000
12. 2022-11-01
    soldstatus Closed 126-char remark

    Show marketing remark (126 chars)

    Great Invvestment Home - Add this one to your rental portfolio. 3 bedroom 2 bath with finished lower level. Ready to move in!!

13. 2022-09-30
    status Pending 126-char remark

    Show marketing remark (126 chars)

    Great Invvestment Home - Add this one to your rental portfolio. 3 bedroom 2 bath with finished lower level. Ready to move in!!

14. 2022-09-30
    listed $185,000 Active 126-char remark

    Show marketing remark (126 chars)

    Great Invvestment Home - Add this one to your rental portfolio. 3 bedroom 2 bath with finished lower level. Ready to move in!!

15. 2018-02-16
    soldstatus $126,500
16. 2016-12-23
    soldstatus $108,000
17. 2015-10-26
    soldstatus $48,500
18. 2015-10-22
    status Active 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

19. 2015-10-22
    soldstatus Closed 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

20. 2015-10-16
    historical 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

21. 2015-09-25
    historical Contingent (No Kickout) 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

22. 2015-09-22
    price $55,000 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

23. 2015-09-10
    listed $65,000 Active 468-char remark

    Show marketing remark (468 chars)

    House needs full remodeling and is being listed at 50% of upper market value. This property is part of an estate and is being sold 'As-Is', Seller to make no repairs or provide any warranties. Some hardwood floor under older carpeting; Older style finished LL with full bath (may not be a legal bath); 2 Car oversized garage with garage door opener. Large covered porch and vinyl siding and soffits and gutter guards. Large mature trees in fenced rear yard w/ patio.

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $2,223 · $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: $19,734
• − Mortgage interest: −$10,363
• − Property taxes: −$2,223
• − Insurance: −$925
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,382
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,355/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

+184.6% since first listed

23 events — show timeline

• 2026-04-23 Pending — MARIS as Distributed by MLS Grid
• 2026-03-28 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2026-01-30 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2025-11-24 Listed $200,000 MARIS as Distributed by MLS Grid
• 2025-03-09 Rental Removed $1,615 RENTLY
• 2025-03-07 Price Changed $1,615 RENTLY
• 2025-02-08 Price Changed $1,645 RENTLY
• 2025-01-16 Price Changed $1,670 RENTLY
• 2024-12-21 Listed for Rent $1,675 RENTLY
• 2022-11-02 Sold (Public Records) $160,000 Public Records
• 2022-11-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-30 Pending — MARIS as Distributed by MLS Grid
• 2022-09-30 Listed $185,000 MARIS as Distributed by MLS Grid
• 2018-02-16 Sold (Public Records) $126,500 Public Records
• 2016-12-23 Sold (Public Records) $108,000 Public Records
• 2015-10-26 Sold (Public Records) $48,500 Public Records
• 2015-10-22 Relisted — MARIS as Distributed by MLS Grid
• 2015-10-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-10-16 Delisted — MARIS as Distributed by MLS Grid
• 2015-09-25 Contingent — MARIS as Distributed by MLS Grid
• 2015-09-22 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2015-09-10 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2022): $2,223 · +1.5% YoY. Source: county tax records.