2340 Saint Catherine St · Florissant, MO 63033

$172,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 308 Days on market

Built 1957 7,875 sqft lot $114/sqft · at area comps Est $175k · at est.

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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 +21.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

Key facts

• One-car garage
• Large level backyard
• Main-floor laundry

Tags

• LARGE LEVEL BACKYARD
• MAIN-FLOOR LAUNDRY
• TWO INVITING LIVING ROOMS
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $172k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.03% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $175,049
• List price: $172,000
• Delta: -1.74%
• 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
13 Bayberry Ln	0.26mi	4/1.5 (+1)	1,494 (-1%)	1mo	$199,900	$134	79
750 Saint Anthony Ln	0.29mi	3/2.0	1,399 (-7%)	2mo	$169,000	$121	73
2340 Johnstown Dr	0.23mi	3/2.0	1,344 (-11%)	2mo	$119,000	$89	70
325 Holiday Hill Dr	0.40mi	2/1.0 (-1)	1,484 (-1%)	1mo	$138,000	$93	69
1370 Willowbrook	0.66mi	3/2.0	1,460 (-3%)	1mo	$225,000	$154	64
310 Saint Nicholas Ln	0.55mi	3/2.0	1,364 (-9%)	1mo	$169,900	$125	58
1430 Arlington Dr	0.65mi	3/1.5	1,591 (+6%)	1mo	$199,000	$125	57
1385 Spring Valley Dr	0.64mi	3/2.0	1,376 (-9%)	1mo	$214,900	$156	55
1345 Hialeah Pl	0.58mi	4/2.5 (+1)	1,344 (-11%)	1mo	$215,000	$160	47
1280 Old York Dr	0.74mi	4/2.5 (+1)	1,386 (-8%)	1mo	$235,000	$170	44
940 Rogers Ln	0.74mi	3/2.0	1,309 (-13%)	1mo	$150,000	$115	43
4 Fremont Ct	0.71mi	2/2.0 (-1)	1,304 (-13%)	1mo	$135,000	$104	39

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: 30.9%
• Equity multiple: 3.47×
• Total profit: $119,081
• Equity at exit: $154,951

10-year hold

• IRR: 28.2%
• Equity multiple: 8.43×
• Total profit: $357,617
• Equity at exit: $334,158

Cash invested: $48,160 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$902
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $268

Break-even live

Break-even rent $1,427

Max offer price $172,000

Occupancy floor 80%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	43d	1	0.07mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	17d	1	0.16mi
12 Country Ln Florissant, MO	3.0	2.0	1881	$2,250	$1.20	43d	1	0.16mi
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	4d	1	0.29mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	0.32mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	0.32mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	0.37mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	0.38mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	23d	1	0.40mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	20d	1	0.42mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	0.45mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	0.51mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	0.54mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	0.62mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	43d	1	0.93mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	0.94mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.04mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	7d	1	1.05mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	1.06mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.11mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	43d	1	1.14mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	1.29mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	43d	1	1.32mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	1.32mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	43d	1	1.32mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	17d	1	1.38mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	1.38mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	2d	1	1.40mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.40mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	14d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $172,000 Active 308 DOM
2. 2026-06-17
   days on market $172,000 Active 307 DOM
3. 2026-06-16
   days on market $172,000 Active 306 DOM
4. 2026-06-15
   days on market $172,000 Active 305 DOM
5. 2026-06-13
   days on market $172,000 Active 303 DOM
6. 2026-06-13
   days on market $172,000 Active 302 DOM
7. 2026-06-09
   days on market $172,000 Active 299 DOM
8. 2026-06-08
   days on market $172,000 Active 298 DOM
9. 2026-06-07
   days on market $172,000 Active 297 DOM
10. 2026-06-05
    days on market $172,000 Active 294 DOM
11. 2026-06-03
    days on market $172,000 Active 293 DOM
12. 2026-06-01
    days on market $172,000 Active 292 DOM
13. 2026-05-31
    days on market $172,000 Active 291 DOM
14. 2026-03-31
    price $172,000 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

15. 2026-03-01
    status Active 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

16. 2025-12-31
    price $177,000 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

17. 2025-11-17
    price $179,500 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

18. 2025-09-25
    price $186,500 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

19. 2025-08-12
    listed $188,500 Active 650-char remark

    Show marketing remark (650 chars)

    Spacious & Updated 4-Bedroom Home with Large Level Backyard Step into this beautifully updated 4-bedroom, 2-bath home offering comfort, style, and true convenience with no steps and main-floor laundry. Inside, you’ll find two inviting living rooms—perfect for entertaining or creating a cozy family retreat. The modern updates throughout blend seamlessly with the home’s warm and welcoming feel. Enjoy the outdoors in your large, level backyard, ideal for gatherings, gardening, or play. A one-car garage adds convenience and extra storage. This home has everything you need—don’t miss your chance to make it yours!

20. 2020-08-14
    soldstatus $96,500
21. 2020-08-12
    soldstatus $80,000
22. 2015-05-28
    soldstatus $40,000
23. 2000-05-30
    soldstatus
24. 1999-09-07
    soldstatus $71,900

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 ≥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: $21,192
• − Mortgage interest: −$9,635
• − Property taxes: −$1,848
• − Insurance: −$860
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,004
• Taxable income: $455
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $3,101/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

+139.2% since first listed

11 events — show timeline

• 2026-03-31 Price Changed $172,000 MARIS as Distributed by MLS Grid
• 2026-03-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-31 Price Changed $177,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $179,500 MARIS as Distributed by MLS Grid
• 2025-09-25 Price Changed $186,500 MARIS as Distributed by MLS Grid
• 2025-08-12 Listed $188,500 MARIS as Distributed by MLS Grid
• 2020-08-14 Sold (Public Records) $96,500 Public Records
• 2020-08-12 Sold (Public Records) $80,000 Public Records
• 2015-05-28 Sold (Public Records) $40,000 Public Records
• 2000-05-30 Sold (Public Records) — Public Records
• 1999-09-07 Sold (Public Records) $71,900 Public Records

Property tax history

+3.2%/yr

Latest (2022): $1,848 · +1.7% YoY. Source: county tax records.