7641 Hazelcrest Dr · Hazelwood, MO 63042

$79,000

2 bd · 1.5 ba · 1,260 sqft · Condo public records · 236 Days on market

Built 1965 $63/sqft · at area comps Est $77k · at est. $396/mo HOA · 29% of rent

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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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +6.3/15.0
• 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 MLS

Great Investment Opportunity on the 2 Bed 1.5 Hazelcrest Townhome. Same square footage as 3 or 4 bedroom Hazelcrest Townhomes, but with Oversized 2 Bedroom Layout instead - perfect for 2 Roommates. Fantastic Layout with Living, Kitchen/Dining, and 1.5 Bath/Laundry Area on 1st Floor, and 2 bedrooms and Full Bath on 2nd Floor. Property is Tenant Occupied and on lease until Feb 2027.

Key facts

• $396 HOA
• Built 1965
• Listed 236 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.2% in Hazelwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D-, crime F, amenities 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.
• Market conditions: Rents rising fast (+4.5%/yr); 68 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $79k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.75% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 4.8

CMA / ARV

• ARV (median comp): $76,972
• List price: $79,000
• Delta: 2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,764
• Equity at exit: $11,779

10-year hold

• IRR: 13.8%
• Equity multiple: 2.22×
• Total profit: $26,980
• Equity at exit: $6,830

Cash invested: $22,120 (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: 68
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$414
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$33
• HOA: −$396
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $193

Break-even live

Break-even rent $1,141

Max offer price $79,000

Occupancy floor 81%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	0.18mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	43d	1	0.22mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	14d	1	0.40mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	1d	1	0.65mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.78mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	0.79mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	0.79mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.81mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	1d	1	0.81mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	0.86mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	0.93mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	0.95mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	43d	1	1.16mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	1.17mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	1.18mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	1.19mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	23d	1	1.20mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.23mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	23d	1	1.24mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	2d	1	1.26mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.27mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	1d	1	1.28mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	1.30mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	1.30mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	12d	1	1.40mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	1.40mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	14d	1	1.41mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	1.42mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.43mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	20d	1	1.44mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	1.44mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	1.45mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $79,000 Active 236 DOM
2. 2026-06-17
   days on market $79,000 Active 235 DOM
3. 2026-06-16
   days on market $79,000 Active 234 DOM
4. 2026-06-15
   days on market $79,000 Active 233 DOM
5. 2026-06-13
   days on market $79,000 Active 231 DOM
6. 2026-06-13
   days on market $79,000 Active 230 DOM
7. 2026-06-09
   days on market $79,000 Active 227 DOM
8. 2026-06-08
   days on market $79,000 Active 226 DOM
9. 2026-06-07
   days on market $79,000 Active 225 DOM
10. 2026-06-05
    days on market $79,000 Active 222 DOM
11. 2026-06-03
    days on market $79,000 Active 221 DOM
12. 2026-06-02
    days on market $79,000 Active 220 DOM
13. 2026-06-01
    days on market $79,000 Active 219 DOM
14. 2026-05-31
    days on market $79,000 Active 218 DOM
15. 2026-02-16
    status Active 386-char remark

    Show marketing remark (386 chars)

    Great Investment Opportunity on the 2 Bed 1.5 Hazelcrest Townhome. Same square footage as 3 or 4 bedroom Hazelcrest Townhomes, but with Oversized 2 Bedroom Layout instead - perfect for 2 Roommates. Fantastic Layout with Living, Kitchen/Dining, and 1.5 Bath/Laundry Area on 1st Floor, and 2 bedrooms and Full Bath on 2nd Floor. Property is Tenant Occupied and on lease until Feb 2027.

16. 2026-02-16
    price $79,000 386-char remark

    Show marketing remark (386 chars)

    Great Investment Opportunity on the 2 Bed 1.5 Hazelcrest Townhome. Same square footage as 3 or 4 bedroom Hazelcrest Townhomes, but with Oversized 2 Bedroom Layout instead - perfect for 2 Roommates. Fantastic Layout with Living, Kitchen/Dining, and 1.5 Bath/Laundry Area on 1st Floor, and 2 bedrooms and Full Bath on 2nd Floor. Property is Tenant Occupied and on lease until Feb 2027.

17. 2025-10-09
    listed $80,000 Active 386-char remark

    Show marketing remark (386 chars)

    Great Investment Opportunity on the 2 Bed 1.5 Hazelcrest Townhome. Same square footage as 3 or 4 bedroom Hazelcrest Townhomes, but with Oversized 2 Bedroom Layout instead - perfect for 2 Roommates. Fantastic Layout with Living, Kitchen/Dining, and 1.5 Bath/Laundry Area on 1st Floor, and 2 bedrooms and Full Bath on 2nd Floor. Property is Tenant Occupied and on lease until Feb 2027.

18. 2025-10-03
    historical $80,000 386-char remark

    Show marketing remark (386 chars)

    Great Investment Opportunity on the 2 Bed 1.5 Hazelcrest Townhome. Same square footage as 3 or 4 bedroom Hazelcrest Townhomes, but with Oversized 2 Bedroom Layout instead - perfect for 2 Roommates. Fantastic Layout with Living, Kitchen/Dining, and 1.5 Bath/Laundry Area on 1st Floor, and 2 bedrooms and Full Bath on 2nd Floor. Property is Tenant Occupied and on lease until Feb 2027.

19. 2021-04-06
    soldstatus $44,130
20. 2002-05-22
    soldstatus $53,000
21. 2000-11-01
    soldstatus $47,500
22. 1997-11-13
    soldstatus $43,900
23. 1992-05-22
    soldstatus $37,000
24. 1989-04-01
    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: $699 · $58/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$67/yr (+$6/mo · 9.6%)

ⓘ 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: $16,621
• − Mortgage interest: −$4,425
• − Property taxes: −$699
• − Insurance: −$395
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − HOA: −$4,752
• − Depreciation: −$2,298
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $1,979/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

+113.5% since first listed

10 events — show timeline

• 2026-02-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-16 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2025-10-09 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-10-03 Coming Soon $80,000 MARIS as Distributed by MLS Grid
• 2021-04-06 Sold (Public Records) $44,130 Public Records
• 2002-05-22 Sold (Public Records) $53,000 Public Records
• 2000-11-01 Sold (Public Records) $47,500 Public Records
• 1997-11-13 Sold (Public Records) $43,900 Public Records
• 1992-05-22 Sold (Public Records) $37,000 Public Records
• 1989-04-01 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2022): $699 · +0.6% YoY. Source: county tax records.