1330 Spring Valley Dr · Florissant, MO 63033

$230,000

3 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 9 Days on market

Built 1958 7,540 sqft lot $157/sqft · 73% above area Est $213k · 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 +10.8/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• ARV discount +3.9/15.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome home to 1330 Spring Valley Drive, a beautifully maintained and thoughtfully updated residence nestled in the heart of desirable Florissant. From the moment you arrive, you’ll appreciate the inviting curb appeal and the clear pride of ownership that carries throughout the home. Step inside to discover gleaming hardwood floors flowing across most of the main level, creating a warm and cohesive atmosphere. The updated eat-in kitchen offers ample space for both everyday meals and gatherings, featuring a large garden window, durable vinyl flooring, and a functional layout that keeps you connected to the rest of the home. Just off the dining area, a sun-filled family room addition provides extra living space and opens directly to a low-maintenance composite deck, perfect for relaxing or entertaining while overlooking the fully fenced backyard. This three-bedroom home offers the convenience of two fully updated bathrooms on the main level, including a private ensuite in the primary bedroom complete with a walk-in shower. The finished lower level further expands your living options, featuring a comfortable rec room and a versatile bonus room ideal for a sleeping area, home office, or hobby space. Additional highlights include a one-car garage with opener, a two-car driveway, a large backyard storage shed, and an in-ground irrigation system covering both the front and back yards, making lawn care a breeze. Major updates include a newer roof, windows, electrical panel, and water heater. With its thoughtful improvements, excellent maintenance, and true move-in-ready appeal, this home is ready for its next owner to enjoy.

Key facts

• 7,540 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (24.8% below list).
• Recommended offer: $173k (24.8% 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.
• 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: Parker Road Elementary (354 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% 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); 221 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% 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 $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,989 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $212,955
• List price: $230,000
• Delta: 8.00%
• 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
1370 Willowbrook	0.11mi	3/2.0	1,460 (-0%)	1mo	$225,000	$154	94
1385 Spring Valley Dr	0.07mi	3/2.0	1,376 (-6%)	1mo	$214,900	$156	86
1540 Hialeah Pl	0.34mi	3/2.0	1,518 (+4%)	3mo	$180,000	$119	76
1280 Old York Dr	0.20mi	4/2.5 (+1)	1,386 (-5%)	1mo	$235,000	$170	74
1430 Arlington Dr	0.23mi	3/1.5	1,591 (+9%)	2mo	$199,000	$125	72
1345 Hialeah Pl	0.21mi	4/2.5 (+1)	1,344 (-8%)	1mo	$215,000	$160	69
2340 Johnstown Dr	0.36mi	3/2.0	1,344 (-8%)	2mo	$119,000	$89	68
1320 Pepperhill Dr	0.16mi	3/2.0	1,247 (-15%)	1mo	$200,000	$160	67
1730 Kay Dr	0.74mi	3/1.0	1,467 (+0%)	3mo	$150,000	$102	58
1680 Horseshoe Dr	0.73mi	3/2.0	1,364 (-7%)	1mo	$191,000	$140	54
8 Winners Cir	0.49mi	4/2.0 (+1)	1,312 (-10%)	5mo	$249,900	$190	51
2570 Guildford Dr	0.62mi	3/2.0	1,274 (-13%)	5mo	$180,000	$141	45

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: 24.2%
• Equity multiple: 2.97×
• Total profit: $126,823
• Equity at exit: $207,202

10-year hold

• IRR: 22.6%
• Equity multiple: 7.19×
• Total profit: $398,517
• Equity at exit: $446,839

Cash invested: $64,400 (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: 221
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-104

Break-even live

Break-even rent $1,861

Max offer price $211,694

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-39	+0% $-104	+5% $-169	+10% $-234
Rent	-10% $-240	-5% $-172	+0% $-104	+5% $-35	+10% $33
Rate	-1.0pp $12	-0.5pp $-45	base $-104	+0.5pp $-163	+1.0pp $-224

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	6d	1	0.33mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.52mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.56mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	22d	1	0.61mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	0.63mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.63mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	0.64mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	0.67mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.67mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	0.68mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.73mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	0.81mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	0.83mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.87mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	22d	1	0.88mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	0.90mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.90mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	0.92mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	0.96mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	22d	1	0.99mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.16mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.17mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	1.19mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	1.27mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.28mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	1.32mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	16d	1	1.37mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	45d	1	1.38mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	1.39mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,225	$1.50	0d	12	1.41mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.42mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	1.42mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	1.42mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	45d	1	1.43mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	1.47mi
2075 Cordoba Dr Florissant, MO	3.0	2.0	1523	$1,850	$1.21	16d	1	1.48mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	45d	1	1.49mi

Listing history 3 events

1. 2026-05-02
   status Pending 1653-char remark

   Show marketing remark (1653 chars)

   Welcome home to 1330 Spring Valley Drive, a beautifully maintained and thoughtfully updated residence nestled in the heart of desirable Florissant. From the moment you arrive, you’ll appreciate the inviting curb appeal and the clear pride of ownership that carries throughout the home. Step inside to discover gleaming hardwood floors flowing across most of the main level, creating a warm and cohesive atmosphere. The updated eat-in kitchen offers ample space for both everyday meals and gatherings, featuring a large garden window, durable vinyl flooring, and a functional layout that keeps you connected to the rest of the home. Just off the dining area, a sun-filled family room addition provides extra living space and opens directly to a low-maintenance composite deck, perfect for relaxing or entertaining while overlooking the fully fenced backyard. This three-bedroom home offers the convenience of two fully updated bathrooms on the main level, including a private ensuite in the primary bedroom complete with a walk-in shower. The finished lower level further expands your living options, featuring a comfortable rec room and a versatile bonus room ideal for a sleeping area, home office, or hobby space. Additional highlights include a one-car garage with opener, a two-car driveway, a large backyard storage shed, and an in-ground irrigation system covering both the front and back yards, making lawn care a breeze. Major updates include a newer roof, windows, electrical panel, and water heater. With its thoughtful improvements, excellent maintenance, and true move-in-ready appeal, this home is ready for its next owner to enjoy.

2. 2026-04-24
   listed $230,000 Active 1653-char remark

   Show marketing remark (1653 chars)

   Welcome home to 1330 Spring Valley Drive, a beautifully maintained and thoughtfully updated residence nestled in the heart of desirable Florissant. From the moment you arrive, you’ll appreciate the inviting curb appeal and the clear pride of ownership that carries throughout the home. Step inside to discover gleaming hardwood floors flowing across most of the main level, creating a warm and cohesive atmosphere. The updated eat-in kitchen offers ample space for both everyday meals and gatherings, featuring a large garden window, durable vinyl flooring, and a functional layout that keeps you connected to the rest of the home. Just off the dining area, a sun-filled family room addition provides extra living space and opens directly to a low-maintenance composite deck, perfect for relaxing or entertaining while overlooking the fully fenced backyard. This three-bedroom home offers the convenience of two fully updated bathrooms on the main level, including a private ensuite in the primary bedroom complete with a walk-in shower. The finished lower level further expands your living options, featuring a comfortable rec room and a versatile bonus room ideal for a sleeping area, home office, or hobby space. Additional highlights include a one-car garage with opener, a two-car driveway, a large backyard storage shed, and an in-ground irrigation system covering both the front and back yards, making lawn care a breeze. Major updates include a newer roof, windows, electrical panel, and water heater. With its thoughtful improvements, excellent maintenance, and true move-in-ready appeal, this home is ready for its next owner to enjoy.

3. 2026-04-08
   historical $230,000 1653-char remark

   Show marketing remark (1653 chars)

   Welcome home to 1330 Spring Valley Drive, a beautifully maintained and thoughtfully updated residence nestled in the heart of desirable Florissant. From the moment you arrive, you’ll appreciate the inviting curb appeal and the clear pride of ownership that carries throughout the home. Step inside to discover gleaming hardwood floors flowing across most of the main level, creating a warm and cohesive atmosphere. The updated eat-in kitchen offers ample space for both everyday meals and gatherings, featuring a large garden window, durable vinyl flooring, and a functional layout that keeps you connected to the rest of the home. Just off the dining area, a sun-filled family room addition provides extra living space and opens directly to a low-maintenance composite deck, perfect for relaxing or entertaining while overlooking the fully fenced backyard. This three-bedroom home offers the convenience of two fully updated bathrooms on the main level, including a private ensuite in the primary bedroom complete with a walk-in shower. The finished lower level further expands your living options, featuring a comfortable rec room and a versatile bonus room ideal for a sleeping area, home office, or hobby space. Additional highlights include a one-car garage with opener, a two-car driveway, a large backyard storage shed, and an in-ground irrigation system covering both the front and back yards, making lawn care a breeze. Major updates include a newer roof, windows, electrical panel, and water heater. With its thoughtful improvements, excellent maintenance, and true move-in-ready appeal, this home is ready for its next owner to enjoy.

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$212/yr (+$18/mo · 10.5%)

ⓘ 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 ≥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: $20,759
• − Mortgage interest: −$12,884
• − Property taxes: −$2,019
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,691
• Taxable loss: −$5,306
• Est. tax savings @ 24.0%: +$1,274
• After-tax cash flow: $30/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

+0.0% since first listed

3 events — show timeline

• 2026-05-02 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $230,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $230,000 MARIS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2022): $2,019 · +1.7% YoY. Source: county tax records.