1730 Crosby Ln · Florissant, MO 63031

$183,000

3 bd · 2.0 ba · 962 sqft · SingleFamily public records · 3 Days on market

Built 1956 8,123 sqft lot Est $162k · 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated ranch featuring refinished hardwood floors, fresh interior paint, and a thoughtfully designed layout that blends comfort and functionality throughout. The main level offers a bright and inviting living space with natural light pouring in, complemented by warm hardwood flooring and neutral finishes that make it truly move-in ready. The kitchen features stainless steel appliances, ample cabinet space, and a cozy dining area perfect for everyday living or entertaining. Downstairs, you’ll find a fully finished lower level that dramatically expands your living space. This level includes a private bonus suite with a walk-in closet and full bathroom f

Key facts

• Private bonus suite
• Full bathroom
• Jacuzzi tub

Tags

• REFINISHED HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• PRIVATE BONUS SUITE
• FULL BATHROOM
• JACUZZI TUB
• LARGE OPEN RECREATION AREA

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service provided by Ameren; Electricity, natural gas, sewer, and water connected
• Home design: Single-family residence; One level
• Construction: Built using other/unspecified construction materials
• Exterior features: Front yard; Back yard; Basement is partially finished with concrete and includes a bathroom

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Three bedrooms on the main level (including a main-level master bedroom)
• Bathrooms: Two full bathrooms (one on main level, one in the lower level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Kitchen and dining area combined; Walk-in closets; Bonus room; Family room
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $26 ($310/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 $156k (14.8% below list).
• Recommended offer: $156k (14.8% 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.
• 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: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 students, 67% 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; 34 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $86k; list at $183k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $155,966 (14.8% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $161,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Mullanphy Rd	0.24mi	3/1.0	927 (-4%)	1mo	$185,000	$200	78
1710 Kay Dr	0.49mi	3/1.0	960 (-0%)	2mo	$135,000	$141	71
340 Patterson Ln	0.52mi	3/1.0	988 (+3%)	2mo	$160,000	$162	66
2310 Orleans Ln	0.49mi	3/2.0	1,025 (+6%)	1mo	$198,900	$194	65
750 Blackbird Dr	0.46mi	3/1.5	1,025 (+6%)	1mo	$174,900	$171	64
660 Crabapple Ln	0.43mi	3/2.0	1,045 (+9%)	2mo	$199,999	$191	64
2052 Aristocrat Dr	0.74mi	3/1.5	960 (-0%)	1mo	$89,900	$94	62
85 Ruth Dr	0.42mi	2/1.0 (-1)	912 (-5%)	2mo	$144,900	$159	61
1770 Beverly Dr	0.54mi	3/1.5	1,040 (+8%)	1mo	$200,000	$192	58
390 Versailles Dr	0.57mi	3/1.5	1,040 (+8%)	0mo	$174,900	$168	58
1865 Violet Dr	0.50mi	3/1.5	1,064 (+11%)	0mo	$100,000	$94	57
935 Kingsbrook Ln	0.60mi	3/1.5	1,078 (+12%)	2mo	$180,000	$167	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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-26,000
• Equity at exit: $27,286

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-12,071
• Equity at exit: $15,822

Cash invested: $51,240 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$960
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $26

Break-even live

Break-even rent $1,527

Max offer price $183,000

Occupancy floor 93%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.09mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.33mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	0.41mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.43mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	0.49mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.51mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.55mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	0.58mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.62mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.64mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	0.84mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.87mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.96mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.96mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	0.99mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.00mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.00mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.00mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.01mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.03mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.05mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	1.05mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.08mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	1.15mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.15mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.16mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	1.26mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.26mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.29mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.29mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	18d	1	1.34mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	1.35mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.40mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.48mi

Listing history 8 events

1. 2026-05-21
   listed $183,000 Active
2. 2026-04-30
   historical $1,695
3. 2026-03-13
   price $1,695
4. 2026-02-28
   price $1,725
5. 2025-11-26
   listed $1,750
6. 2022-10-27
   soldstatus $86,000
7. 2022-10-27
   soldstatus $114,900
8. 1992-07-02
   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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 (shaded) · 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: $18,716
• − Mortgage interest: −$10,251
• − Property taxes: −$2,044
• − Insurance: −$915
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$5,324
• Taxable loss: −$2,812
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $985/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

+112.8% since first listed

8 events — show timeline

• 2026-05-21 Listed $183,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Rental Removed $1,695 SHOWMOJO
• 2026-03-13 Price Changed $1,695 SHOWMOJO
• 2026-02-28 Price Changed $1,725 SHOWMOJO
• 2025-11-26 Listed for Rent $1,750 SHOWMOJO
• 2022-10-27 Sold (Public Records) $114,900 Public Records
• 2022-10-27 Sold (Public Records) $86,000 Public Records
• 1992-07-02 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2022): $2,044 · +2.7% YoY. Source: county tax records.