195 Eldorado Dr · Florissant, MO 63031

$189,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 1 Days on market

Built 1956 9,726 sqft lot Est $168k · 13% over

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Why this score? — see what drove the F 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 +12.6/30.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

GREAT HOUSE!!! Welcome to 195 Eldorado Dr, a fully renovated home where the next owner gets to be the first to live in and enjoy the brand new updates!!! From the moment you walk in, the large sun-filled living area makes the home feel bright, open, and inviting, with brand new luxury vinyl flooring throughout the main level giving the home a fresh, clean, and modern feel. The HUGE kitchen is a true standout, featuring beautiful finishes, plenty of cabinet and counter space, and a large island that is perfect for cooking, gathering, and entertaining. The home also features a brand new gorgeous bathroom, fresh modern updates throughout, and a BRAND NEW ROOF, giving buyers the peace of mind t

Key facts

• Fully renovated home
• Huge kitchen
• Large island

Tags

• FULLY RENOVATED HOME
• LARGE SUN-FILLED LIVING AREA
• LUXURY VINYL FLOORING
• HUGE KITCHEN
• LARGE ISLAND
• BRAND NEW GORGEOUS BATHROOM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.5% below list).
• Recommended offer: $151k (20.5% 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: Lawson Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 348 students, 65% 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); 271 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,886 (20.5% 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 1956 — 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: 0.79% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $167,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Eldorado Dr	0.01mi	3/1.0	988 (0%)	7mo	$150,000	$152	94
8 Elwood Ct	0.31mi	3/1.0	1,032 (+4%)	5mo	$145,000	$141	74
290 Francisca Dr	0.36mi	3/1.5	1,092 (+10%)	1mo	$145,000	$133	62
1065 Keeven Ln	0.46mi	3/1.0	888 (-10%)	1mo	$198,575	$224	61
1435 Aspen Dr	0.55mi	3/1.0	912 (-8%)	1mo	$134,000	$147	60
1370 Flicker Dr	0.64mi	3/2.0	1,008 (+2%)	3mo	$150,000	$149	60
1815 Flordawn Dr	0.52mi	3/1.0	912 (-8%)	7mo	$185,000	$203	57
1415 Boulder Dr	0.50mi	3/1.5	912 (-8%)	8mo	$159,900	$175	56
875 Flora Ln	0.60mi	2/1.5 (-1)	960 (-3%)	6mo	$163,000	$170	55
55 La Venta Dr	0.49mi	3/1.0	864 (-13%)	3mo	$154,999	$179	54
19 Blanchette Dr	0.51mi	3/2.0	1,118 (+13%)	2mo	$169,900	$152	49
2305 Teakwood Manor Dr	0.74mi	3/2.0	880 (-11%)	5mo	$189,900	$216	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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-30,502
• Equity at exit: $28,315

10-year hold

• IRR: -5.7%
• Equity multiple: 0.61×
• Total profit: $-20,603
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$996
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-26

Break-even live

Break-even rent $1,542

Max offer price $185,332

Occupancy floor 97%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	23d	1	0.32mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.52mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	43d	1	0.76mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.78mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.79mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	1d	14	0.80mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	0.80mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	0.82mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	1d	1	0.82mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.94mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	0.98mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	0.99mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.99mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.99mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	17d	1	1.03mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	1.03mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	1.06mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	1.08mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	43d	1	1.12mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	43d	1	1.29mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.31mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	1.34mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	23d	1	1.35mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.35mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	43d	1	1.37mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	43d	1	1.42mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $189,900 Active 1 DOM

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$128/yr (+$11/mo · 7.4%)

ⓘ 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 · 21 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: $18,106
• − Mortgage interest: −$10,637
• − Property taxes: −$1,715
• − Insurance: −$950
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,524
• Taxable loss: −$3,616
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $558/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

2 events — show timeline

• 2026-06-17 Listed $189,900 MARIS as Distributed by MLS Grid
• 1965-11-02 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2022): $1,715 · +2.6% YoY. Source: county tax records.