1560 Bluefield Dr · Florissant, MO 63033

$179,900

3 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 37 Days on market

Built 1968 7,866 sqft lot Est $188k · 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 1560 Bluefield Drive. This ranch home has a great floor plan. The home features a living room, eat in kitchen, 3 bedrooms and 2 full bathrooms. The 1 car garage has a garage door in the front of the home and in the rear of the home. The backyard offers a large patio for your outdoor enjoyment. The basement is partially finished. The updates included a newer furnace, newer windows and some new appliances. This home will go fast so make your appointment today.

Key facts

• Large eat-in kitchen
• Plenty of storage
• Flexible floor plan

Tags

• LARGE EAT-IN KITCHEN
• PRIVATE FULL BATH
• FENCED BACKYARD
• FLEXIBLE FLOOR PLAN
• PLENTY OF STORAGE

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1 car); Concrete driveway
• Utilities: Public water; Public sewer (sewer connected); Electric service: Ameren
• Home design: Single family residence; One level
• Construction: Brick veneer and wood siding exterior
• Exterior features: Patio; Back yard; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Gas oven; Refrigerator
• Basement: Full basement, partially finished with storage space
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Pantry
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/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 $162k (10.2% below list).
• Recommended offer: $162k (10.2% 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.
• 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: Parker Road Elementary (354 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 (+7.5%/yr); 221 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $180k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,515 (10.2% 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 10% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $187,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 Fox Run Dr	0.09mi	4/2.0 (+1)	1,050 (-1%)	1mo	$169,900	$162	89
1420 Nashua Dr	0.24mi	3/1.5	1,092 (+3%)	2mo	$199,000	$182	80
1480 Burning Tree Dr	0.14mi	3/2.0	1,140 (+8%)	2mo	$200,000	$175	79
1585 Pepperhill Dr	0.04mi	3/2.0	1,204 (+14%)	2mo	$225,000	$187	74
1475 Nashua Dr	0.21mi	3/1.5	1,160 (+9%)	1mo	$169,900	$146	72
18 Redwood Dr	0.52mi	3/2.0	1,046 (-1%)	2mo	$134,000	$128	72
1770 Beverly Dr	0.51mi	3/1.5	1,040 (-2%)	1mo	$200,000	$192	70
2345 Hummingbird Dr	0.45mi	3/1.0	988 (-7%)	2mo	$175,000	$177	62
1980 Parker Rd	0.31mi	3/1.5	1,196 (+13%)	1mo	$182,157	$152	62
2190 Glenoro Dr	0.57mi	4/2.5 (+1)	1,083 (+2%)	3mo	$225,999	$209	61
2265 Briarcrest Dr	0.63mi	4/2.0 (+1)	1,092 (+3%)	3mo	$200,000	$183	58
1710 Kay Dr	0.50mi	3/1.0	960 (-9%)	2mo	$135,000	$141	55

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: 27.3%
• Equity multiple: 3.20×
• Total profit: $110,950
• Equity at exit: $162,068

10-year hold

• IRR: 25.1%
• Equity multiple: 7.77×
• Total profit: $341,159
• Equity at exit: $349,506

Cash invested: $50,372 (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: 221
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$943
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $83

Break-even live

Break-even rent $1,509

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $134	+0% $83	+5% $33	+10% $-18
Rent	-10% $-44	-5% $20	+0% $83	+5% $147	+10% $211
Rate	-1.0pp $174	-0.5pp $129	base $83	+0.5pp $37	+1.0pp $-11

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	0.48mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	0.49mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	0.49mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	8d	1	0.51mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	13d	1	0.51mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	0.52mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	0.56mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	44d	1	0.63mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	44d	1	0.80mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.81mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	44d	1	0.82mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	4d	1	0.86mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.87mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	0.87mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	0.88mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	18d	1	0.96mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.99mi
3209 Cross Keys Dr Florissant, MO	1.0–2.0	1.0	700	$1,100	$1.57	2d	1	1.05mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.06mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	15d	1	1.12mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.13mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.15mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.15mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.17mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	22d	1	1.20mi
3144 Sunswept Pk Ct Florissant, MO	1.0–3.0	1.0–2.0	818	$1,250	$1.53	2d	12	1.22mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.23mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	24d	1	1.24mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.32mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.33mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	1.33mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.37mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	1.41mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.41mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.41mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.46mi

Listing history 9 events

1. 2026-05-19
   status Active
2. 2026-04-03
   status Pending
3. 2026-03-31
   price $179,900
4. 2026-03-06
   listed $189,900 Active
5. 2022-09-20
   soldstatus $101,400
6. 2022-09-15
   soldstatus Closed 473-char remark

   Show marketing remark (473 chars)

   Welcome to 1560 Bluefield Drive. This ranch home has a great floor plan. The home features a living room, eat in kitchen, 3 bedrooms and 2 full bathrooms. The 1 car garage has a garage door in the front of the home and in the rear of the home. The backyard offers a large patio for your outdoor enjoyment. The basement is partially finished. The updates included a newer furnace, newer windows and some new appliances. This home will go fast so make your appointment today.

7. 2022-08-26
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Welcome to 1560 Bluefield Drive. This ranch home has a great floor plan. The home features a living room, eat in kitchen, 3 bedrooms and 2 full bathrooms. The 1 car garage has a garage door in the front of the home and in the rear of the home. The backyard offers a large patio for your outdoor enjoyment. The basement is partially finished. The updates included a newer furnace, newer windows and some new appliances. This home will go fast so make your appointment today.

8. 2022-08-25
   listed $89,900 Active 473-char remark

   Show marketing remark (473 chars)

   Welcome to 1560 Bluefield Drive. This ranch home has a great floor plan. The home features a living room, eat in kitchen, 3 bedrooms and 2 full bathrooms. The 1 car garage has a garage door in the front of the home and in the rear of the home. The backyard offers a large patio for your outdoor enjoyment. The basement is partially finished. The updates included a newer furnace, newer windows and some new appliances. This home will go fast so make your appointment today.

9. 1988-04-01
   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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 5/10 Major FEMA zone X (unshaded) · 48% 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: $19,382
• − Mortgage interest: −$10,077
• − Property taxes: −$2,089
• − Insurance: −$900
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$5,233
• Taxable loss: −$2,019
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,486/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

+100.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-03 Pending — MARIS as Distributed by MLS Grid
• 2026-03-31 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $189,900 MARIS as Distributed by MLS Grid
• 2022-09-20 Sold (Public Records) $101,400 Public Records
• 2022-09-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-26 Pending — MARIS as Distributed by MLS Grid
• 2022-08-25 Listed $89,900 MARIS as Distributed by MLS Grid
• 1988-04-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $2,089 · +1.7% YoY. Source: county tax records.