6670 Chesapeake Dr Unit D · Florissant, MO 63033

$74,900

2 bd · 1.0 ba · 1,036 sqft · Condo public records · 50 Days on market

Built 1968 $72/sqft · 27% below area Est $103k · 27% under $224/mo HOA · 15% of rent

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

Key facts

• Move-in ready
• Completely remodeled
• Full renovation

Tags

• COMPLETELY REMODELED
• FULL RENOVATION
• NEW STAINLESS-STEEL APPLIANCES
• UPDATED CABINETRY
• MAINTENANCE-FREE LIVING
• MOVE-IN READY

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Paddock Forest Condominiums HOA; Monthly association fee of $224; HOA covers grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: 1-car garage; Association-managed parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Condominium (residential); One level
• Construction: Brick veneer construction
• Exterior features: Adjoins common ground; Common ground and shared parking (association amenities)

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 6.3% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 15 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 $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $44k; list at $75k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 4.3

CMA / ARV

• ARV (median comp): $102,849
• List price: $74,900
• Delta: -27.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.61×
• Total profit: $75,685
• Equity at exit: $67,476

10-year hold

• IRR: 42.5%
• Equity multiple: 11.40×
• Total profit: $218,072
• Equity at exit: $145,514

Cash invested: $20,972 (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: 218
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$393
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$31
• HOA: −$224
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $437

Break-even live

Break-even rent $904

Max offer price $74,900

Occupancy floor 65%

Sensitivity live

Price	-10% $479	-5% $458	+0% $437	+5% $416	+10% $395
Rent	-10% $322	-5% $380	+0% $437	+5% $495	+10% $552
Rate	-1.0pp $475	-0.5pp $456	base $437	+0.5pp $418	+1.0pp $398

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,035	$0.96	2d	3	0.55mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	8d	1	0.65mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	0.81mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	44d	1	0.96mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,100	$1.04	2d	9	1.04mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	44d	1	1.10mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	2d	1	1.18mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	24d	1	1.23mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	1.28mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	44d	1	1.33mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	1.40mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	1.41mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	13d	1	1.44mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	1.45mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	5d	1	1.47mi

HOA detail condo

• Monthly dues: $224 · $2,688/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $74,900 Active 50 DOM
2. 2026-06-17
   days on market $74,900 Active 49 DOM
3. 2026-06-16
   days on market $74,900 Active 48 DOM
4. 2026-06-15
   days on market $74,900 Active 47 DOM
5. 2026-06-13
   days on market $74,900 Active 45 DOM
6. 2026-06-13
   days on market $74,900 Active 44 DOM
7. 2026-06-09
   days on market $74,900 Active 41 DOM
8. 2026-06-08
   days on market $74,900 Active 40 DOM
9. 2026-06-07
   days on market $74,900 Active 39 DOM
10. 2026-06-05
    days on market $74,900 Active 36 DOM
11. 2026-06-03
    days on market $74,900 Active 35 DOM
12. 2026-06-02
    days on market $74,900 Active 34 DOM
13. 2026-06-01
    days on market $74,900 Active 33 DOM
14. 2026-05-31
    days on market $74,900 Active 32 DOM
15. 2026-04-29
    listed $74,900 Active 1639-char remark
16. 2025-08-04
    soldstatus Closed 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

17. 2025-07-11
    status Pending 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

18. 2025-07-02
    status Active 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

19. 2025-07-02
    price $40,000 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

20. 2025-06-04
    status Pending 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

21. 2025-06-02
    price $55,000 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

22. 2025-05-10
    listed $65,000 Active 683-char remark

    Show marketing remark (683 chars)

    Back on Market - No Fault of Seller. Enjoy this nice condominium, low-maintenance condo that is close to shopping and highways. Door to the main building is always kept locked and secure, and unit D is located just inside. The spacious living room is good for family gatherings. The kitchen features nice cabinets, tile backsplash, electric over, dishwasher, and countertops. The 2 bedrooms feature walk-in closets and are large enough for king size beds. Keep your car safe and dry in your reserved spot in the lower level garage with an electric door opener. Also on the lower level is your dedicated storage locker and your own laundry washer and dryer. Schedule a Showing Today!

23. 2012-08-15
    soldstatus

    Show marketing remark (340 chars)

    Nice upper level condo. There are two bedrooms and one bath. The interior has been freshly painted with new neutral flooring. Spacious living room. There is a kitchen and dining area with lots of natural light. This unit has a one car garage and laundry facilities and storage in the basement. Convenient to highways, schools and hospitals.

24. 2012-05-22
    listed $22,900

    Show marketing remark (340 chars)

    Nice upper level condo. There are two bedrooms and one bath. The interior has been freshly painted with new neutral flooring. Spacious living room. There is a kitchen and dining area with lots of natural light. This unit has a one car garage and laundry facilities and storage in the basement. Convenient to highways, schools and hospitals.

25. 2002-11-21
    soldstatus $43,600
26. 2002-11-21
    soldstatus $43,600
27. 1994-03-31
    soldstatus $24,225
28. 1987-10-01
    soldstatus
29. 1987-10-01
    soldstatus $40,000
30. 1980-02-01
    soldstatus $39,900

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,484
• − Mortgage interest: −$4,196
• − Property taxes: −$792
• − Insurance: −$374
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$2,688
• − Depreciation: −$2,179
• Taxable income: $4,458
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,175/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

• 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

+87.7% since first listed

16 events — show timeline

• 2026-04-29 Listed $74,900 MARIS as Distributed by MLS Grid
• 2025-08-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-07-11 Pending — MARIS as Distributed by MLS Grid
• 2025-07-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-02 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-06-04 Pending — MARIS as Distributed by MLS Grid
• 2025-06-02 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-05-10 Listed $65,000 MARIS as Distributed by MLS Grid
• 2012-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-05-22 Listed $22,900 MARIS as Distributed by MLS Grid
• 2002-11-21 Sold (Public Records) $43,600 Public Records
• 2002-11-21 Sold (Public Records) $43,600 Public Records
• 1994-03-31 Sold (Public Records) $24,225 Public Records
• 1987-10-01 Sold (Public Records) $40,000 Public Records
• 1987-10-01 Sold (Public Records) — Public Records
• 1980-02-01 Sold (Public Records) $39,900 Public Records

Property tax history

-0.2%/yr

Latest (2022): $792 · +5.5% YoY. Source: county tax records.