925 Dewayne Dr · Florissant, MO 63031

$195,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 40 Days on market

Built 1969 7,875 sqft lot $203/sqft · 57% above area Est $204k · at est.

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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 +13.6/30.0
• ARV discount +9.4/15.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated Florissant charmer! 925 Dewayne Drive offers 3 Beds, 1 Bath, a finished lower level + a BONUS ROOM! Stunning, luxury vinyl plank flooring throughout the main level. The kitchen features brand-new slow-close cabinetry, stainless steel appliances, and QUARTZ countertops! The main-floor addition offers ample living and dining space. The lower level provides a large, freshly carpeted rec space - perfect for entertainment and play. Enjoy the convenience of the glass slider leading to the fenced in backyard. Only minutes away from both Koch park, Mullanphy park, and nearby shopping!

Key facts

• Fully renovated
• Bonus room
• Finished lower level

Tags

• FULLY RENOVATED
• FINISHED LOWER LEVEL
• BONUS ROOM
• LUXURY VINYL PLANK FLOORING
• BRAND-NEW SLOW-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Private ownership; Living area reported as approximately 1,570 (estimated)
• Financial info: Lease not considered; Seller may consider concessions
• HOA & community: Community features include a nearby park

Exterior

• Parking: Two parking spaces using driveway and on-street parking
• Security: Fire alarm
• Utilities: Public water; Public sewer; Single phase electric; Cable available; Natural gas available; Phone available; Sewer connected; Water connected
• Home design: Single-family residence, attached; Updated/remodeled condition; One level; Estimated above-grade and below-grade finished living areas (above grade ~1170, below grade ~400)
• Construction: Vinyl siding; Architectural shingle roof; Concrete perimeter foundation; Year built source: public records
• Exterior features: Patio; Chain link fencing; Back yard; Level lot with some trees; Asphalt road frontage

Interior

• Kitchen: Stainless steel appliances including dishwasher, microwave, disposal, and gas oven
• Bedrooms: Three bedrooms on the main level (Bedroom sizes: 13x11, 10x9, 10x9)
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Dishwasher; Disposal; Microwave; Gas oven; Partially finished basement with 8'+ poured floor and sump pump; Fire alarm
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $163k (16.3% below list).
• Recommended offer: $163k (16.3% 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: Armstrong Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 348 students, 83% FRL); Northwest Middle (math 18% / reading 26%, grade F, #332 of 391 statewide, top 86%, 767 students, 62% 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; 16 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 40 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $163,239 (16.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.84% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $203,506
• List price: $195,000
• Delta: -4.18%
• 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
2425 Lindsay Ln	0.23mi	3/1.0	960 (0%)	2mo	$205,000	$214	88
2370 Hawthorne Manor Dr	0.21mi	3/1.0	952 (-1%)	1mo	$175,900	$185	88
2490 Mullanphy Ln	0.33mi	3/1.0	952 (-1%)	2mo	$167,500	$176	81
2305 Teakwood Manor Dr	0.17mi	3/2.0	880 (-8%)	6mo	$189,900	$216	70
1910 Flamingo Dr	0.51mi	3/1.0	1,025 (+7%)	1mo	$199,500	$195	64
1435 Aspen Dr	0.63mi	3/1.0	912 (-5%)	1mo	$134,000	$147	61
2443 Blue Heron Dr	0.30mi	2/1.0 (-1)	864 (-10%)	5mo	$130,000	$150	60
2145 Flamingo Dr	0.50mi	3/1.5	1,025 (+7%)	4mo	$175,000	$171	60
1315 Thrush Ln	0.35mi	3/1.0	1,092 (+14%)	3mo	$159,900	$146	58
290 Francisca Dr	0.46mi	3/1.5	1,092 (+14%)	1mo	$145,000	$133	53
1370 Flicker Dr	0.71mi	3/2.0	1,008 (+5%)	3mo	$150,000	$149	52
2405 Buttonwood Ct	0.49mi	2/2.0 (-1)	1,054 (+10%)	5mo	$129,400	$123	48

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-28,789
• Equity at exit: $29,075

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-15,326
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $11

Break-even live

Break-even rent $1,618

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $66	+0% $11	+5% $-44	+10% $-99
Rent	-10% $-118	-5% $-53	+0% $11	+5% $76	+10% $140
Rate	-1.0pp $109	-0.5pp $61	base $11	+0.5pp $-39	+1.0pp $-91

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	0d	1	0.25mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	14d	1	0.34mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	0.39mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	9d	1	0.50mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	0d	1	0.50mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	9d	1	0.55mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	25d	1	0.72mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	0d	14	0.74mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	4d	1	0.85mi
1725 Fernbrook Ln Florissant, MO	3.0	1.0	925	$1,485	$1.61	0d	1	0.98mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	6d	1	1.03mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	45d	1	1.05mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	9d	1	1.12mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	0d	1	1.31mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.39mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $195,000 Active 40 DOM
2. 2026-06-18
   days on market $195,000 Active 37 DOM
3. 2026-06-17
   days on market $195,000 Active 36 DOM
4. 2026-06-16
   days on market $195,000 Active 35 DOM
5. 2026-06-15
   days on market $195,000 Active 34 DOM
6. 2026-06-13
   days on market $195,000 Active 32 DOM
7. 2026-06-13
   pricedays on market $195,000 Active 31 DOM
8. 2026-06-09
   days on market $197,900 Active 28 DOM
9. 2026-06-08
   days on market $197,900 Active 27 DOM
10. 2026-06-07
    days on market $197,900 Active 26 DOM
11. 2026-06-05
    pricedays on market $197,900 Active 23 DOM
12. 2026-06-03
    days on market $199,900 Active 22 DOM
13. 2026-06-02
    days on market $199,900 Active 21 DOM
14. 2026-06-01
    days on market $199,900 Active 20 DOM
15. 2026-05-31
    days on market $199,900 Active 19 DOM
16. 2026-05-08
    listed $199,900 Active 599-char remark
17. 2026-05-08
    historical $199,900 599-char remark
18. 2026-01-06
    soldstatus
19. 2026-01-06
    listed $110,000
20. 1987-06-01
    soldstatus
21. 1980-03-01
    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: $2,094 · $175/mo
• Projected year-2 tax: $2,094 · $175/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 · 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: $19,589
• − Mortgage interest: −$10,923
• − Property taxes: −$2,094
• − Insurance: −$975
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$5,673
• Taxable loss: −$3,210
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $905/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

+77.3% since first listed

10 events — show timeline

• 2026-06-11 Price Changed $195,000 MARIS as Distributed by MLS Grid
• 2026-06-03 Price Changed $197,900 MARIS as Distributed by MLS Grid
• 2026-05-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-25 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $199,900 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $199,900 MARIS as Distributed by MLS Grid
• 2026-01-06 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-01-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 1987-06-01 Sold (Public Records) — Public Records
• 1980-03-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2022): $2,094 · +2.7% YoY. Source: county tax records.