985 Belmont Ter · Florissant, MO 63033

$199,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 19 Days on market

Built 1956 0.27 ac lot Est $211k · 5% 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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 985 Belmont Terrace! This lovely ranch is on a corner lot in a quiet cul-de-sac with surrounding privacy trees. All wood floors throughout, large eat-in kitchen, vaulted ceilings and big windows in living room for so much light! The master bedroom has double closets and an updated full en suite bathroom, then 2 more good size bedrooms and another full updated bathroom! Basement is unfinished, but HUGE & CLEAN with tons of built-in storage closets and laundry space. Long front porch sitting area and a covered side patio with privacy fence is perfect for BBQ's and the level, private backyard is quiet and serene! AC unit is only 2 years old and the roof only 4 years old! Don't wait and schedule a showing for yourself!

Key facts

• Unfinished basement
• Private bathroom
• Large walk-in closet

Tags

• TRADITIONAL FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE BATHROOM
• LARGE WALK-IN CLOSET
• UNFINISHED BASEMENT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Street access from paved/asphalt city streets
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Electric service (other)
• Home design: Single-family residence (house); One story
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Rain gutters; Exterior storage; Back yard fencing; Corner lot on a cul-de-sac, level site; Adjoins wooded area

Interior

• Kitchen: Dishwasher; Exhaust fan; Electric range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heat (natural gas); Central air conditioning (electric)
• Interior features: Smart thermostat; Finished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $67 ($810/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 $172k (13.8% below list).
• Recommended offer: $172k (13.8% 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.
• 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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 $164k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $172,372 (13.8% 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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $210,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Johnstown Dr	0.09mi	3/2.0	1,344 (-0%)	2mo	$119,000	$89	93
1345 Hialeah Pl	0.28mi	4/2.5 (+1)	1,344 (-0%)	1mo	$215,000	$160	78
1385 Spring Valley Dr	0.37mi	3/2.0	1,376 (+2%)	1mo	$214,900	$156	78
1320 Pepperhill Dr	0.43mi	3/2.0	1,247 (-8%)	1mo	$200,000	$160	66
1370 Willowbrook	0.42mi	3/2.0	1,460 (+8%)	1mo	$225,000	$154	66
1280 Old York Dr	0.51mi	4/2.5 (+1)	1,386 (+3%)	1mo	$235,000	$170	64
1980 Parker Rd	0.33mi	3/1.5	1,196 (-11%)	1mo	$182,157	$152	63
3255 Classic Dr	0.71mi	3/2.0	1,416 (+5%)	0mo	$250,000	$177	59
1475 Nashua Dr	0.40mi	3/1.5	1,160 (-14%)	1mo	$169,900	$146	56
13 Bayberry Ln	0.48mi	4/1.5 (+1)	1,494 (+11%)	1mo	$199,900	$134	52
325 Holiday Hill Dr	0.57mi	2/1.0 (-1)	1,484 (+10%)	2mo	$138,000	$93	47
815 Robinwood Dr	0.72mi	3/1.0	1,148 (-15%)	2mo	$179,900	$157	35

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: 26.8%
• Equity multiple: 3.17×
• Total profit: $121,317
• Equity at exit: $180,086

10-year hold

• IRR: 24.7%
• Equity multiple: 7.68×
• Total profit: $373,700
• Equity at exit: $388,362

Cash invested: $55,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $67

Break-even live

Break-even rent $1,638

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $181	-5% $124	+0% $67	+5% $11	+10% $-46
Rent	-10% $-69	-5% $-1	+0% $67	+5% $136	+10% $204
Rate	-1.0pp $168	-0.5pp $118	base $67	+0.5pp $16	+1.0pp $-37

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Paddock Dr Florissant, MO	4.0	2.0	1875	$1,850	$0.99	5d	1	0.03mi
560 Jamaica Pl Florissant, MO	3.0	2.0	1350	$1,653	$1.22	45d	1	0.24mi
410 Ridge Dr Florissant, MO	3.0	2.0	1226	$1,650	$1.35	19d	1	0.41mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,700	$1.54	0d	1	0.45mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.45mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.59mi
100 Taney Dr Florissant, MO	3.0	1.0	1148	$1,495	$1.30	23d	1	0.65mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	16d	1	0.66mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$1,960	$1.47	0d	1	0.67mi
790 Pebble Ln Florissant, MO	3.0	2.0	1242	$1,795	$1.45	25d	1	0.67mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.68mi
1600 Horseshoe Dr Florissant, MO	3.0	2.0	1314	$1,550	$1.18	45d	1	0.69mi
805 Robinwood Dr Florissant, MO	3.0	1.5	1729	$1,571	$0.91	21d	1	0.70mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.72mi
1785 Trotter Way Florissant, MO	3.0	2.0	1297	$1,806	$1.39	9d	1	0.79mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	45d	1	0.91mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	45d	1	0.95mi
2990 Santiago Dr Florissant, MO	2.0	2.0	984	$1,200	$1.22	45d	1	0.98mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	3d	1	1.05mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	25d	1	1.08mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.10mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	25d	1	1.10mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	25d	1	1.14mi
1740 Deborah Dr Florissant, MO	3.0	2.5	1650	$1,750	$1.06	19d	1	1.15mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	16d	1	1.17mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	1.20mi
3 Cantabrian Ct Florissant, MO	3.0	2.0	1436	$1,881	$1.31	16d	1	1.24mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	45d	1	1.25mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	45d	1	1.28mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	17d	1	1.34mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	1.38mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	1.44mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	45d	1	1.46mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	45d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $199,900 Active 19 DOM
2. 2026-06-18
   days on market $199,900 Active 16 DOM
3. 2026-06-17
   days on market $199,900 Active 15 DOM
4. 2026-06-16
   days on market $199,900 Active 14 DOM
5. 2026-06-15
   days on market $199,900 Active 13 DOM
6. 2026-06-13
   days on market $199,900 Active 11 DOM
7. 2026-06-13
   days on market $199,900 Active 10 DOM
8. 2026-06-09
   days on market $199,900 Active 7 DOM
9. 2026-06-08
   days on market $199,900 Active 6 DOM
10. 2026-06-07
    days on market $199,900 Active 5 DOM
11. 2026-06-05
    days on market $199,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $199,900 Active 1 DOM

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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: $20,685
• − Mortgage interest: −$11,198
• − Property taxes: −$1,952
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,815
• Taxable loss: −$2,589
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $1,431/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

+53.8% since first listed

11 events — show timeline

• 2026-06-02 Listed $199,900 MARIS as Distributed by MLS Grid
• 2021-11-29 Sold (Public Records) $164,000 Public Records
• 2021-11-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-23 Pending — MARIS as Distributed by MLS Grid
• 2021-09-17 Listed $150,000 MARIS as Distributed by MLS Grid
• 2021-09-14 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2006-11-17 Sold (Public Records) $130,000 Public Records
• 1994-05-31 Sold (Public Records) — Public Records
• 1993-05-26 Sold (Public Records) — Public Records
• 1993-05-26 Sold (Public Records) — Public Records
• 1990-12-03 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2022): $1,952 · +1.7% YoY. Source: county tax records.