2015 Derhake Rd · Florissant, MO 63033

$193,000

4 bd · 3.0 ba · 1,725 sqft · SingleFamily public records · 80 Days on market

Built 1964 7,505 sqft lot $112/sqft · 12% below area Est $220k · 12% 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 +17.7/30.0
• ARV discount +12.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This 4-bedroom, 3-bathroom home in the Bon AI Re Park Plat 5 neighborhood is a fixer-upper that needs some TLC. With its functional footprint and spacious layout, this property has lots of potential for the right vision. Schedule your private showing today!

Key facts

• 7,505 sq ft lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $184k (4.7% below list).
• Recommended offer: $181k (6.0% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $193k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $181,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.95% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $219,587
• List price: $193,000
• Delta: -12.11%
• 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
100 Broadmere Dr	0.09mi	4/2.5	1,756 (+2%)	3mo	$220,000	$125	88
2185 Pohlman Rd	0.28mi	4/3.0	1,797 (+4%)	2mo	$299,000	$166	78
660 Brookstone Dr	0.54mi	4/2.0	1,647 (-4%)	0mo	$205,500	$125	63
3290 Kingsley Dr	0.30mi	3/2.0 (-1)	1,848 (+7%)	6mo	$215,000	$116	60
1335 Derhake Rd	0.52mi	3/2.5 (-1)	1,656 (-4%)	4mo	$215,000	$130	58
2390 Grassland Dr	0.59mi	4/2.0	1,653 (-4%)	4mo	$175,000	$106	58
2345 Derhake Rd	0.23mi	3/2.5 (-1)	1,470 (-15%)	2mo	$215,000	$146	56
890 Meadowgrass Dr	0.68mi	4/2.5	1,883 (+9%)	2mo	$224,500	$119	50
3075 Blackwood Dr	0.60mi	3/2.0 (-1)	1,620 (-6%)	5mo	$205,000	$127	49
3140 Saint Catherine St	0.58mi	3/2.0 (-1)	1,620 (-6%)	6mo	$179,900	$111	49
2325 Grassland Dr	0.56mi	3/2.0 (-1)	1,525 (-12%)	2mo	$239,000	$157	44
1105 Saint Anthony	0.75mi	3/2.0 (-1)	1,539 (-11%)	4mo	$199,900	$130	35

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: 28.5%
• Equity multiple: 3.29×
• Total profit: $123,833
• Equity at exit: $173,870

10-year hold

• IRR: 26.1%
• Equity multiple: 8.00×
• Total profit: $378,015
• Equity at exit: $374,957

Cash invested: $54,040 (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: 218
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $157

Break-even live

Break-even rent $1,640

Max offer price $193,000

Occupancy floor 86%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	0.61mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	44d	1	0.82mi
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	44d	1	1.01mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	1.04mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.06mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.10mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.12mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	1.15mi
4583 Whisper Lake Dr Black Jack, MO	1.0–5.0	1.0–2.5	1225	$1,354	$1.10	2d	17	1.16mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	1.17mi
4440 Parker Rd Black Jack, MO	3.0	2.0	1900	$1,711	$0.90	2d	1	1.19mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	1.22mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.26mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.29mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	1.38mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.40mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.47mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.49mi

Listing history 46 events

1. 2026-06-18
   days on market $193,000 Active 80 DOM
2. 2026-06-17
   days on market $193,000 Active 79 DOM
3. 2026-06-16
   days on market $193,000 Active 78 DOM
4. 2026-06-15
   price $193,000 Active 77 DOM
5. 2026-06-15
   days on market $199,000 Active 77 DOM
6. 2026-06-13
   days on market $199,000 Active 75 DOM
7. 2026-06-13
   days on market $199,000 Active 74 DOM
8. 2026-06-09
   days on market $199,000 Active 71 DOM
9. 2026-06-08
   days on market $199,000 Active 70 DOM
10. 2026-06-07
    days on market $199,000 Active 69 DOM
11. 2026-06-05
    days on market $199,000 Active 66 DOM
12. 2026-06-03
    days on market $199,000 Active 65 DOM
13. 2026-06-02
    days on market $199,000 Active 64 DOM
14. 2026-06-01
    days on market $199,000 Active 63 DOM
15. 2026-05-31
    days on market $199,000 Active 62 DOM
16. 2026-05-15
    price $199,000 258-char remark

    Show marketing remark (258 chars)

    This 4-bedroom, 3-bathroom home in the Bon AI Re Park Plat 5 neighborhood is a fixer-upper that needs some TLC. With its functional footprint and spacious layout, this property has lots of potential for the right vision. Schedule your private showing today!

17. 2026-03-30
    listed $205,000 Active 258-char remark

    Show marketing remark (258 chars)

    This 4-bedroom, 3-bathroom home in the Bon AI Re Park Plat 5 neighborhood is a fixer-upper that needs some TLC. With its functional footprint and spacious layout, this property has lots of potential for the right vision. Schedule your private showing today!

18. 2025-09-14
    historical $1,945
19. 2025-09-12
    price $1,945
20. 2025-09-04
    price $2,070
21. 2025-09-01
    listed $2,165
22. 2025-05-10
    historical $1,880
23. 2025-05-01
    historical $1,880
24. 2025-04-18
    price $1,880
25. 2025-04-17
    price $1,880
26. 2025-04-11
    price $1,965
27. 2025-04-10
    price $1,965
28. 2025-04-09
    listed $2,075
29. 2025-04-09
    listed $2,075
30. 2025-01-26
    historical $1,870
31. 2025-01-24
    historical $1,870
32. 2025-01-19
    price $1,870
33. 2025-01-17
    price $1,870
34. 2025-01-11
    price $1,920
35. 2025-01-10
    price $1,920
36. 2024-12-13
    price $1,975
37. 2024-12-12
    price $1,975
38. 2024-12-11
    listed $2,015
39. 2024-12-11
    listed $2,015
40. 2016-09-02
    soldstatus $90,000
41. 2016-08-31
    soldstatus Closed 971-char remark

    Show marketing remark (971 chars)

    Lots of house for your money. 1.5 story w/finished lower level adding up to more than 2469 sq ft of living space. 2 brs on the main level with the hall bath accessible to the master bedroom. 2 brs on the upper level with the hall bath accessible to another of the bedrooms. All carpets on the upper level are brand new. Both bathrooms have had some updates. The finished lower level is wide open measuring 31 x 24 and all the paneled walls have been painted white to brighten this area up and includes a third full bath. There is a 90% efficient furnace, updated panel box and the and a brand new plumbing stack. There is a full porch across the front of the house that views to Dunegant Park with picnic areas, playgrounds, ball fields and a awesome Frisbee golf course. A double wide drive will make make it easy getting cars in and out, a covered patio outback, a storage building and a fenced yard. Florissant Inspection is complete and repairs are being finalized.

42. 2016-08-04
    status Pending 971-char remark

    Show marketing remark (971 chars)

    Lots of house for your money. 1.5 story w/finished lower level adding up to more than 2469 sq ft of living space. 2 brs on the main level with the hall bath accessible to the master bedroom. 2 brs on the upper level with the hall bath accessible to another of the bedrooms. All carpets on the upper level are brand new. Both bathrooms have had some updates. The finished lower level is wide open measuring 31 x 24 and all the paneled walls have been painted white to brighten this area up and includes a third full bath. There is a 90% efficient furnace, updated panel box and the and a brand new plumbing stack. There is a full porch across the front of the house that views to Dunegant Park with picnic areas, playgrounds, ball fields and a awesome Frisbee golf course. A double wide drive will make make it easy getting cars in and out, a covered patio outback, a storage building and a fenced yard. Florissant Inspection is complete and repairs are being finalized.

43. 2016-08-02
    price $100,000 971-char remark

    Show marketing remark (971 chars)

    Lots of house for your money. 1.5 story w/finished lower level adding up to more than 2469 sq ft of living space. 2 brs on the main level with the hall bath accessible to the master bedroom. 2 brs on the upper level with the hall bath accessible to another of the bedrooms. All carpets on the upper level are brand new. Both bathrooms have had some updates. The finished lower level is wide open measuring 31 x 24 and all the paneled walls have been painted white to brighten this area up and includes a third full bath. There is a 90% efficient furnace, updated panel box and the and a brand new plumbing stack. There is a full porch across the front of the house that views to Dunegant Park with picnic areas, playgrounds, ball fields and a awesome Frisbee golf course. A double wide drive will make make it easy getting cars in and out, a covered patio outback, a storage building and a fenced yard. Florissant Inspection is complete and repairs are being finalized.

44. 2016-07-05
    listed $105,000 Active 971-char remark

    Show marketing remark (971 chars)

    Lots of house for your money. 1.5 story w/finished lower level adding up to more than 2469 sq ft of living space. 2 brs on the main level with the hall bath accessible to the master bedroom. 2 brs on the upper level with the hall bath accessible to another of the bedrooms. All carpets on the upper level are brand new. Both bathrooms have had some updates. The finished lower level is wide open measuring 31 x 24 and all the paneled walls have been painted white to brighten this area up and includes a third full bath. There is a 90% efficient furnace, updated panel box and the and a brand new plumbing stack. There is a full porch across the front of the house that views to Dunegant Park with picnic areas, playgrounds, ball fields and a awesome Frisbee golf course. A double wide drive will make make it easy getting cars in and out, a covered patio outback, a storage building and a fenced yard. Florissant Inspection is complete and repairs are being finalized.

45. 1994-09-12
    soldstatus $91,500
46. 1964-09-22
    soldstatus

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $22,062
• − Mortgage interest: −$10,811
• − Property taxes: −$2,436
• − Insurance: −$965
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,615
• Taxable loss: −$1,294
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $2,194/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

+117.5% since first listed

31 events — show timeline

• 2026-05-15 Price Changed $199,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Listed $205,000 MARIS as Distributed by MLS Grid
• 2025-09-14 Rental Removed $1,945 RENTLY
• 2025-09-12 Price Changed $1,945 RENTLY
• 2025-09-04 Price Changed $2,070 RENTLY
• 2025-09-01 Listed for Rent $2,165 RENTLY
• 2025-05-10 Rental Removed $1,880 RENTLY
• 2025-05-01 Rental Removed $1,880 RENT.
• 2025-04-18 Price Changed $1,880 RENTLY
• 2025-04-17 Price Changed $1,880 RENT.
• 2025-04-11 Price Changed $1,965 RENTLY
• 2025-04-10 Price Changed $1,965 RENT.
• 2025-04-09 Listed for Rent $2,075 RENTLY
• 2025-04-09 Listed for Rent $2,075 RENT.
• 2025-01-26 Rental Removed $1,870 RENTLY
• 2025-01-24 Rental Removed $1,870 RENT.
• 2025-01-19 Price Changed $1,870 RENTLY
• 2025-01-17 Price Changed $1,870 RENT.
• 2025-01-11 Price Changed $1,920 RENTLY
• 2025-01-10 Price Changed $1,920 RENT.
• 2024-12-13 Price Changed $1,975 RENTLY
• 2024-12-12 Price Changed $1,975 RENT.
• 2024-12-11 Listed for Rent $2,015 RENTLY
• 2024-12-11 Listed for Rent $2,015 RENT.
• 2016-09-02 Sold (Public Records) $90,000 Public Records
• 2016-08-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-08-04 Pending — MARIS as Distributed by MLS Grid
• 2016-08-02 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2016-07-05 Listed $105,000 MARIS as Distributed by MLS Grid
• 1994-09-12 Sold (Public Records) $91,500 Public Records
• 1964-09-22 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2022): $2,436 · +1.7% YoY. Source: county tax records.