16 Brightwell Ct · Florissant, MO 63031

$139,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 37 Days on market

Built 1955 7,501 sqft lot $109/sqft · 7% below area Est $150k · 7% 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 +26.7/30.0
• ARV discount +10.6/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16 Brightwell Court, a charming home tucked away on a quiet cul-de-sac in the heart of Florissant. This property offers comfortable living with a spacious layout, generous yard space, and a convenient location close to shopping, dining, parks, and major highways. Situated within the desirable Ferguson-Florissant School District, the home provides easy access to everyday amenities while maintaining a peaceful neighborhood setting. Enjoy suburban living with quick access to nearby community attractions and all that the greater St. Louis area has to offer.

Key facts

• Convenient location
• Generous yard space
• 7,501 sq ft lot

Tags

• GENEROUS YARD SPACE
• CONVENIENT LOCATION
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage recorded

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family house; One story; Entry level on main floor
• Construction: Frame construction; Composition roof; Slab foundation; Built according to public records
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 60 x 125

Interior

• Kitchen: Other (unspecified) appliances
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central electric air conditioning
• Interior features: Fireplace in the family room; Other appliances
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.3% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Combs Elementary (math 7% / reading 17%, grade F, #1,016 of 1,115 statewide, top 92%, 295 students, 99% 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 (+4.3%/yr); 272 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $150,177
• List price: $139,900
• Delta: -6.84%
• 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
1320 Pepperhill Dr	0.26mi	3/2.0	1,247 (-3%)	1mo	$200,000	$160	78
1980 Parker Rd	0.36mi	3/1.5	1,196 (-7%)	1mo	$182,157	$152	69
1585 Pepperhill Dr	0.34mi	3/2.0	1,204 (-6%)	2mo	$225,000	$187	67
1385 Spring Valley Dr	0.39mi	3/2.0	1,376 (+7%)	1mo	$214,900	$156	66
1280 Old York Dr	0.22mi	4/2.5 (+1)	1,386 (+8%)	1mo	$235,000	$170	65
1370 Willowbrook	0.29mi	3/2.0	1,460 (+13%)	1mo	$225,000	$154	60
1475 Nashua Dr	0.51mi	3/1.5	1,160 (-10%)	1mo	$169,900	$146	57
2340 Johnstown Dr	0.69mi	3/2.0	1,344 (+4%)	2mo	$119,000	$89	55
1345 Hialeah Pl	0.59mi	4/2.5 (+1)	1,344 (+4%)	1mo	$215,000	$160	53
1480 Burning Tree Dr	0.46mi	3/2.0	1,140 (-12%)	2mo	$200,000	$175	53
1730 Kay Dr	0.49mi	3/1.0	1,467 (+14%)	3mo	$150,000	$102	51
435 Lemondale Ln	0.72mi	3/2.0	1,212 (-6%)	2mo	$193,900	$160	51

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,620
• Equity at exit: $20,860

10-year hold

• IRR: 13.1%
• Equity multiple: 2.10×
• Total profit: $43,189
• Equity at exit: $12,096

Cash invested: $39,172 (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: 272
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$734
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $380

Break-even live

Break-even rent $1,159

Max offer price $139,900

Occupancy floor 72%

Sensitivity live

Price	-10% $459	-5% $419	+0% $380	+5% $340	+10% $300
Rent	-10% $250	-5% $315	+0% $380	+5% $444	+10% $509
Rate	-1.0pp $450	-0.5pp $415	base $380	+0.5pp $343	+1.0pp $306

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.24mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.28mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.45mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	18d	1	0.52mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.64mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.68mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	0.70mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.76mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.78mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.81mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.86mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	0.88mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	0.89mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.93mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.94mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.96mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.97mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	0.97mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	1.00mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.06mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.07mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.11mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.13mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	1.15mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.17mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.17mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	1.17mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.18mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.20mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	21d	1	1.23mi
13 Cricket Ct Florissant, MO	4.0	3.0	1560	$2,550	$1.63	44d	1	1.32mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	5d	1	1.35mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	4d	1	1.35mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	1.37mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.38mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	5d	1	1.40mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	1.44mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $139,900 Active 37 DOM
2. 2026-06-18
   days on market $139,900 Active 34 DOM
3. 2026-06-17
   days on market $139,900 Active 33 DOM
4. 2026-06-16
   days on market $139,900 Active 32 DOM
5. 2026-06-15
   days on market $139,900 Active 31 DOM
6. 2026-06-13
   days on market $139,900 Active 29 DOM
7. 2026-06-13
   days on market $139,900 Active 28 DOM
8. 2026-06-09
   days on market $139,900 Active 25 DOM
9. 2026-06-08
   days on market $139,900 Active 24 DOM
10. 2026-06-07
    days on market $139,900 Active 23 DOM
11. 2026-06-05
    days on market $139,900 Active 20 DOM
12. 2026-06-03
    days on market $139,900 Active 19 DOM
13. 2026-06-02
    days on market $139,900 Active 18 DOM
14. 2026-06-01
    days on market $139,900 Active 17 DOM
15. 2026-05-31
    days on market $139,900 Active 16 DOM
16. 2026-05-15
    listed $139,900 Active 570-char remark
17. 2021-04-14
    soldstatus $95,000
18. 2006-12-29
    soldstatus $64,000
19. 2004-05-24
    soldstatus $56,000
20. 1997-10-23
    soldstatus
21. 1990-07-01
    soldstatus $57,500

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 ≥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: $19,675
• − Mortgage interest: −$7,837
• − Property taxes: −$1,485
• − Insurance: −$700
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$4,070
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,970/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): 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

+143.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $139,900 MARIS as Distributed by MLS Grid
• 2021-04-14 Sold (Public Records) $95,000 Public Records
• 2006-12-29 Sold (Public Records) $64,000 Public Records
• 2004-05-24 Sold (Public Records) $56,000 Public Records
• 1997-10-23 Sold (Public Records) — Public Records
• 1990-07-01 Sold (Public Records) $57,500 Public Records

Property tax history

+0.3%/yr

Latest (2022): $1,485 · +1.7% YoY. Source: county tax records.