7499 Hazelcrest Dr · Hazelwood, MO 63042

$47,500

1 bd · 1.0 ba · 630 sqft · Condo public records · 2 Days on market

Built 1965 $292/mo HOA · 28% of rent

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready, second floor condo with a view of lots of green space. You'll love the bright open feeling of this home as soon as you walk in. There's a very large living room that connects to the kitchen with a pass through window. The kitchen features new cabinetry and a breakfast bar. From the kitchen you can access the balcony and enjoy a morning cup of coffee. From the balcony, there are also sliding glass doors as a second access way to the primary bedroom. Across the hall you'll find a second bedroom with plenty of space. There are two hallway closets that provide bonus storage space. The hot water heater and window units are about 1 year old. The building includes a

Key facts

• $292 HOA
• Built 1965
• Listed 2 days

Property features AI

Finance

• HOA & community: Hazelcrest association with clubhouse; Monthly HOA fees include exterior maintenance, water, sewer and trash

Exterior

• Parking: Assigned parking in a parking lot
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Residential condominium; One level
• Construction: Brick construction
• Exterior features: Paved lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric forced air heat; Central air (electric)
• Interior features: Central air conditioning; Electric heating with forced air

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $48k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Cap rate 11.9% vs local median 7.3% in Hazelwood — 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 62/100 on livability (#395 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, 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: Combs Elementary (math 7% / reading 17%, grade F, #1,016 of 1,115 statewide, top 92%, 295 students, 99% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 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 (+4.5%/yr); 69 active listings in the ZIP; 3 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

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $13k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $48k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,500

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.19% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.89
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.61×
• Total profit: $8,068
• Equity at exit: $7,082

10-year hold

• IRR: 25.1%
• Equity multiple: 3.43×
• Total profit: $32,361
• Equity at exit: $4,107

Cash invested: $13,300 (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 63042

• Rents YoY: 4.5%
• Active inventory: 69
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$20
• HOA: −$292
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $220

Break-even live

Break-even rent $762

Max offer price $47,500

Occupancy floor 74%

Sensitivity live

Price	-10% $247	-5% $234	+0% $220	+5% $207	+10% $194
Rent	-10% $138	-5% $179	+0% $220	+5% $262	+10% $303
Rate	-1.0pp $244	-0.5pp $233	base $220	+0.5pp $208	+1.0pp $196

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	18d	1	0.84mi
7410 Olian Dr Hazelwood, MO	1.0	1.0	540	$800	$1.48	23d	1	0.86mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.21mi

HOA detail condo

• Monthly dues: $292 · $3,504/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-22
   historical $47,500
2. 1994-10-25
   soldstatus $20,000
3. 1989-07-01
   soldstatus
4. 1989-07-01
   soldstatus $31,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $488 · $41/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 22 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: $12,487
• − Mortgage interest: −$2,661
• − Property taxes: −$488
• − Insurance: −$238
• − Repairs & maintenance: −$999
• − Management: −$999
• − HOA: −$3,504
• − Depreciation: −$1,382
• Taxable income: $2,216
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,114/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 — Hazelwood

• Score: 62/100
• State rank: #395
• US rank: #16956

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazelwood, MO
• County: Saint Louis County · 888,823 people
• City population: 17,813
• Metro: St. Louis, MO-IL
• Population (ZIP): 17,813
• Household income: $49,453
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 766.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Black 38% Two or more races 10% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Vietnamese 1% Tagalog/Filipino 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: ▼ -204.48%
• Current HPI: 234.7353
• Rent YoY: ▲ 4.45%
• 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

+53.2% since first listed

4 events — show timeline

• 2026-05-22 Coming Soon $47,500 MARIS as Distributed by MLS Grid
• 1994-10-25 Sold (Public Records) $20,000 Public Records
• 1989-07-01 Sold (Public Records) $31,000 Public Records
• 1989-07-01 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2022): $488 · +0.6% YoY. Source: county tax records.