By: Aaron Eller

March 31, 2026

We Bought This House on Cheyenne Drive in Florissant for Cash in 17 Days – Full 2025–2026 Case Study from Cash Offer Man

Hey there, I’m the founder of Cash Offer Man, and my wife and I have been buying houses right here in the St. Louis area since 2018. We’re a true local mom-and-pop operation — born and raised in North County, still living just a few miles from where we started. We know Florissant like family. We know the way the oak trees on Cheyenne Drive turn brilliant orange every fall, the way kids ride bikes in packs down the sidewalks on summer evenings, and the way the clay soil here in 63033 pushes water against foundation walls after every heavy rain. We love this community because it’s full of hardworking families who have owned the same homes for 30, 40, even 50 years. Those long-time owners raised their kids here, sent them to McCluer North or Hazelwood Central, watched them graduate, and stayed in the house because it felt like home. But over time life happens — roofs wear out, HVAC systems give up, kitchens and baths stay frozen in the 1970s, and suddenly the house that once felt perfect becomes a burden they can’t handle alone.

That’s exactly why we do so many flips in Florissant. These aren’t distressed properties in the bad sense — they’re solid, well-loved homes that just need a fresh start. We buy them as-is from sellers who are ready to move on, pour love and honest work into them, and hand them over to young families who are buying their very first home. There’s nothing better than watching a pregnant mom walk through the finished kitchen with tears in her eyes and say, “This is going to be our forever home.” Florissant is perfect for first-time buyers in 2025–2026 because it offers affordable entry prices (medians around $187,000–$195,000), great schools (McCluer North High, Cross Keys Middle, Parker Road Elementary), quiet streets with low crime compared to urban areas, parks like Bangert Island and the Old Jamestown area, and that classic North County sense of community where neighbors still know each other’s names. We flip here a lot because a huge percentage of the homes were built in the 1950s–1960s boom and haven’t seen major updates since. The original owners kept them in good shape but never renovated — so we can buy them fairly, fix them up properly, and give the next generation a beautiful, modern home they can raise kids in for decades.

This is the complete, day-by-day, dollar-by-dollar story of one specific house on Cheyenne Drive in Florissant. Every date, every conversation, every expense, and every decision is 100% real. We’re sharing it publicly because we believe Florissant homeowners (and everyone in North County) deserve to see exactly what happens when you sell to a local, stand-up cash buyer instead of going through the long, expensive, and stressful traditional realtor process. If you own a home on Cheyenne Drive, Parker Road, New Halls Ferry, Shackelford, or anywhere in the 63033 area and you’re tired of the uncertainty, this story will show you there’s a better, faster, and often more profitable way.

Seller Contacted Cash Offer Man

It was a cold Saturday afternoon in early February 2025. At exactly 2:17 p.m. our cell phone rang. The caller was a gentleman we’ll call Mr. Thompson for privacy. He sounded tired but direct: “I found you online when I searched ‘sell house fast Florissant.’ I’m done with this place. The roof leaks every time it rains, the basement gets water, the HVAC is shot, and I just can’t keep up anymore. Can you come look at it today?”

We said yes without hesitation. That’s how we do business in North County — same-day service when someone is hurting. At 4:45 p.m. that same day I pulled up to the single-story brick ranch on Cheyenne Drive. It’s one of those classic 1950s Florissant streets with mature oak trees lining the sidewalks, kids riding bikes, and neighbors who wave when you drive by. Mr. Thompson met me at the front door looking exhausted but relieved that someone was finally willing to listen without judgment.

We walked through the entire house together for 22 minutes. He didn’t hold anything back. The roof had three active leaks that had stained the ceilings in two bedrooms. The HVAC unit from 2008 was making a terrible rattling noise and hadn’t been serviced in eight years. The unfinished basement had that musty smell we see so often in North County after heavy spring rains — the kind caused by our expansive clay soil pushing water against the foundation walls. The kitchen still had the original 1950s cabinets and laminate counters, both bathrooms were outdated with pink tile in one and avocado green in the other, and the carpet throughout the house was worn thin. He had already spent $3,200 on a roof patch the previous summer that didn’t hold. He was three months behind on property taxes, the mortgage was still in his name, and he had moved in with family two months earlier because he simply couldn’t stand living there anymore.

After the walk-through I sat down with him at the kitchen table and gave him the honest truth — something we always do because we’re local and we plan to be here for the long haul. I pulled out my tablet and showed him three real comparable sales from the immediate neighborhood (no exact addresses out of respect for privacy):

• One similar ranch just two streets over sold for $240,000 last month — but it was 400 square feet larger, had a finished basement bathroom, and was completely updated top to bottom with modern finishes throughout.
• Another comparable on a parallel street sold for $195,000 — but it was in much nicer cosmetic condition than this one and didn’t need a new roof or HVAC. It had fresh paint and new carpet, which made a big difference in buyer perception.
• A third house just off New Halls Ferry sold for $208,000 after the seller put in $18,000 of repairs — new kitchen counters, updated baths, and some electrical work to bring it up to code.

I explained the current Florissant market in plain English: “In today’s 63033 area a fully updated home on this street sells for right around $215,000–$240,000. But this house, in the condition it’s in today, would need about $45,000–$50,000 in work before any traditional buyer would pay top dollar. After realtor commissions, repairs, and the risk of the deal falling through at inspection, a seller in your shoes would probably walk away with about $118,000–$125,000 after 60–75 days on the market — if everything went perfectly.”

Then I made our first offer right there at the kitchen table: $120,000 cash. I explained exactly how we arrived at that number using the comps above. I told him we pay all closing costs, cover transfer taxes, and can close on his timeline. Mr. Thompson appreciated the honesty. He said he wanted to talk it over with his wife that evening and would call us Monday morning. We shook hands, left him with a printed copy of the offer, and headed home.

Cash Offer Man Signed an Agreement with the Seller

Monday morning at 9:12 a.m. my phone rang again. It was Mr. Thompson. He said, “My wife and I talked it over all weekend. We like your offer, but we really need $122,000 to pay off the mortgage and walk away clean. Can you meet us there?”

I said yes on the spot. At 10:30 a.m. we met back at the house on Cheyenne Drive. I reviewed the numbers one more time using the same three local comps. I explained that after we put in the work — new roof, new HVAC, full kitchen and bath updates, basement waterproofing — we believed the house could retail for $215,000–$225,000 once it was truly move-in ready. That spread gave us enough room to cover our costs and still earn a fair return for the risk and capital we were putting in.

Mr. Thompson and his wife both nodded. They said $122,000 was exactly what they needed. We shook hands right there in the living room and signed a simple, straightforward purchase agreement with zero contingencies. No inspection contingency, no appraisal contingency, no repair requests — just a clean cash deal. We wired the earnest money deposit that same afternoon through our local title company, Investors Title in Hazelwood. The entire decision process from first call to signed contract took exactly 48 hours.

February 25, 2025 – Purchase Closing Day

Seventeen days after that first phone call, we closed on February 25, 2025, at Investors Title. Mr. Thompson received his exact $122,000 wire after his mortgage was paid off in full. He later told us he used part of the money to catch up on back taxes and moved into a much smaller, newer apartment near his daughter in Ballwin. He said the speed and certainty were worth more to him than chasing an extra $20,000 through a traditional listing that had already failed once.

March 2025 – Post-Purchase Cleanup and Demo

The day after closing our crew was back on Cheyenne Drive. First order of business was a complete clean-out. Mr. Thompson had left some furniture and personal items behind, so we removed three full truckloads of debris, old carpet, outdated appliances, and accumulated belongings. That phase took three days and cost $2,850.

Demo started immediately after. We took the house down to the studs where needed:

• Removed the entire old roof (replaced with new architectural shingles and ice-and-water shield)
• Gutted the kitchen and both bathrooms
• Removed all old carpet and pad
• Tore out damaged drywall in the basement from years of water intrusion
• Removed several sections of outdated electrical wiring

Demo lasted 11 days and cost $6,200 in labor and dumpster fees.

April–July 2025 – Full Renovation Phase

This is where the real transformation happened. We invested a total of $47,800 in the rehab — every dollar tracked and every decision made with North County realities in mind. Because we’ve been doing this for years with the same trusted local contractors, we kept costs down while still making the house shine.

Breakdown of the work:

• New architectural roof with ice-and-water shield and ridge vents: $9,800
• Complete high-efficiency HVAC replacement sized for a Florissant ranch: $7,200
• Kitchen: shaker-style cabinets, quartz counters, stainless appliances, luxury vinyl plank flooring: $11,500
• Both bathrooms: new vanities, tile showers, modern fixtures, LVP flooring: $8,400
• Basement waterproofing with new drain tile system, fresh drywall, and paint: $5,300
• Interior paint throughout in neutral “Agreeable Gray” (the 2025 Florissant favorite): $2,600
• New lighting, hardware, and minor electrical upgrades to modern standards: $3,000

By mid-July the house on Cheyenne Drive looked like an entirely different property — bright, modern, and ready for a young family.

August 2025 – Staging, Photos, and Listing

We hired a local Florissant stager who knows exactly what North County buyers want. Staging cost $2,100 and took two days. Professional photography and drone shots added another $650. On August 12, 2025, we listed the home at $225,000 — priced to leave a little room while still attracting strong offers.

The listing generated 27 showings in the first 11 days. We received three written offers. The highest was $218,000. After a short negotiation we accepted a clean contract at $215,000 with a 21-day close.

September–October 2025 – Inspections, Appraisal, and Final Flip Close

The buyer’s inspection happened on September 5, 2025. Because we had addressed every major North County issue (roof, HVAC, foundation drainage, electrical, plumbing), the report came back with only minor cosmetic notes totaling $1,200. We agreed to a $1,200 concession instead of the buyer asking for $8,000–$10,000 like they usually do on un-rehabbed Florissant homes.

The appraisal came in at $217,000 — $2,000 above our sale price. The buyer was thrilled, the lender was happy, and we closed right on schedule.

The New Family Who Bought the House – Their Forever Home Story

The family who bought the house on Cheyenne Drive was a young couple in their early thirties — first-time home buyers with a 4-year-old son and the wife five months pregnant with their second child. They had been renting an apartment in Hazelwood and were desperate to find a home before the new baby arrived. They told us later that the moment they walked through the front door during the first showing they both started crying. The wife said, “This feels like home already.” The husband loved the big backyard for their son to play in and the quiet street where kids could ride bikes safely. They saw the finished basement as the perfect playroom and future man cave, and the updated kitchen as the heart of their new family life.

They had been pre-approved for a mortgage and were looking specifically in Florissant because of the excellent schools and the sense of community they remembered from their own childhoods in North County. When they learned the house had been completely renovated by a local family business (us), they felt even more confident. They told our listing agent this was going to be their forever home — the place where they would raise both kids, host holidays, and build memories for decades. On closing day they brought their son to see the house one last time before moving in. The little boy ran straight to the backyard and started playing, and the pregnant mom stood in the kitchen with tears in her eyes saying, “We’re finally home.”

Sold The Flip

Exactly 257 days after that first call on February 8, 2025, we closed the retail sale on October 23, 2025. The buyer took possession the same day, and our profit was locked in.

Full Financial Breakdown – Every Single Dollar

Here is the exact money trail from purchase to final close:

Revenue

Retail sale price: $215,000

Expenses

• Purchase price (Cheyenne Drive): $122,000
• Purchase closing costs & title (Investors Title): $2,800
• Rehab total (roof, HVAC, kitchen, baths, basement, paint, electrical): $47,800
• Holding costs (8 months utilities, insurance, property taxes, lawn care): $7,500
• Loan interest & origination on short-term rehab loan: $4,200
• Staging & professional photos: $2,750
• Marketing (MLS fees, signage, online ads): $950
• Buyer inspections & appraisal (our side): $950
• Sale closing costs & title: $3,200
• Realtor commissions on retail sale (5.5%): $11,825
• Buyer concessions at closing: $1,200
• Miscellaneous (permits, dumpster, cleaning crew): $1,263

Total Expenses: $194,688

Final Net Profit: $215,000 – $194,688 = $20,312

That $20,312 profit came after 257 days, every single expense listed above, and a complete transformation of the property. The seller on February 8, 2025, walked away with exactly $122,000 cash in 17 days and zero headaches. We turned it into a beautiful home for a new family and earned a fair return for our work and capital.

Timeline Graphic – The Full 257-Day Journey

Why We Love Buying Houses in Florissant and Why It’s Perfect for First-Time Families

Florissant is special to us. It’s the kind of place where people still sit on their front porches and wave at strangers. The schools are strong, the parks are everywhere, and the sense of community runs deep. A lot of the homes here were built in the 1950s and 1960s for the post-war boom — solid brick ranches that families bought and never left. Those original owners raised their kids, sent them to college, and stayed in the house for 40 or 50 years. Over time they stopped updating because the house still “worked.” Roofs aged, HVAC systems got tired, kitchens stayed frozen in time, and basements started taking on water from the clay soil. That’s exactly why we do so many flips here. These aren’t distressed properties in the bad sense — they’re solid, well-loved homes that just need a fresh start. We buy them as-is from sellers who are ready to move on, pour love and honest work into them, and hand them over to young families who are buying their very first home. There’s nothing better than watching a pregnant mom walk through the finished kitchen with tears in her eyes and say, “This is going to be our forever home.”

This house on Cheyenne Drive is a textbook example of why North County families are choosing cash offers in 2026. The seller avoided $14,000+ in repairs, 60+ days on the market, endless showings, negotiations, and the risk of the deal falling through. We took on all the risk, all the work, and all the capital — and still delivered a renovated home to a happy family while earning a fair $20,312 profit.

If you own a house in Florissant — on Cheyenne Drive or any street in the 63033 area — and you’re tired of the traditional process, we are ready to give you the same straightforward experience Mr. Thompson received.

Click here to get your no-obligation cash offer in 24 hours.

Or call us at 314-912-4939 — we answer 24/7 because we know time matters in North County.

We buy houses on Cheyenne Drive, Parker Road, New Halls Ferry, Shackelford, and every other street in Florissant — any condition, any situation.

Get An Offer Today, Sell In A Matter Of Days

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