1678 Blue Ridge Dr Unit F · Lemay, MO 63125

$69,900

2 bd · 1.0 ba · 904 sqft · Condo public records · 17 Days on market

Built 1968 $428/mo HOA · 35% of rent

---

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 +17.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own for less? This affordable condo offers a great opportunity to enjoy home ownership at a monthly cost that may be lower than rent. The unit is very livable as is and offers plenty of potential for you to make it your own with updated flooring and fresh paint if desired. Features include newer windows, brand new back door, updated bathroom with new toilet and fixtures, central air conditioning, updated electric panel box, spacious primary bedroom, separate dining room or large grate room, and 2nd floor additional storage space. Assigned parking space #626 located behind the building. Whether you're a first time home buyer looking to downsize or simply seeking an affo

Key facts

• Updated deck
• Updated windows
• Updated bathroom

Tags

• CENTRAL ELECTRIC COOLING
• UPDATED WINDOWS
• UPDATED BATHROOM
• UPDATED DECK

Property features AI

Finance

• Other: Community features: clubhouse, fitness center, pool, street lights, public bus access; Community pool: outdoor, in-ground, community pool
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: HOA managed by CPM Gateway Mgmt; Monthly association fee; Association amenities include clubhouse, fitness center, coin laundry, meeting room, playground, pool, storage, parking, common ground, resident management, outside management; Association fee covers insurance, grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, management, roof, sewer, snow removal, trash, and water

Exterior

• Parking: Additional parking available; Off-street parking; Parking lot
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Underground utilities
• Home design: Residential condominium (attached); Apartment building structure; Two levels; Private ownership
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Composite deck; Balcony; Sliding doors and storm doors; Level lot; Concrete road frontage on a private road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing electric range; Refrigerator; Window and door to deck for natural light
• Bedrooms: 2 bedrooms (both on the main level); Large primary bedroom with sliding door to deck; Second bedroom includes ceiling fan with light
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric baseboard heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Breakfast bar; Ceiling fans; Built-in storage; Blinds and window coverings
• Laundry & utility: Main level laundry (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.3% in Lemay — 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 67/100 on livability (#213 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Mehlville R-IX (suburban): math 31% / reading 48% proficiency, ranked #126 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forder Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 363 students, 52% FRL); Mehlville High School (math 26% / reading 54%, grade F, #243 of 521 statewide, top 47%, 1,440 students, 43% FRL) — zoned schools average 47% FRL vs 22% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.75% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-7,267
• Equity at exit: $10,422

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-330
• Equity at exit: $6,044

Cash invested: $19,572 (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 63125

• Active inventory: 146
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$367
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$29
• HOA: −$428
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $59

Break-even live

Break-even rent $1,146

Max offer price $69,900

Occupancy floor 90%

Sensitivity live

Price	-10% $99	-5% $79	+0% $59	+5% $40	+10% $20
Rent	-10% $-37	-5% $11	+0% $59	+5% $108	+10% $156
Rate	-1.0pp $95	-0.5pp $77	base $59	+0.5pp $41	+1.0pp $23

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9954 Meadow Ave Saint Louis, MO	2.0	1.0	1100	$1,050	$0.95	5d	1	0.58mi
9964 Meadow Ave Saint Louis, MO	1.0	1.0	950	$775	$0.82	8d	1	0.59mi
152 W Etta Ave Saint Louis, MO	2.0	1.0	936	$1,274	$1.36	8d	1	0.60mi
127 E Holden Ave Saint Louis, MO	2.0	1.0	1044	$1,200	$1.15	44d	1	0.79mi
274 Kingston Dr St. Louis, MO	2.0	1.0	522	$1,149	$2.20	2d	4	0.80mi
315 Sigsbee Ave Saint Louis, MO	2.0	1.0	700	$850	$1.21	22d	1	0.93mi
709 Dammert Ave Unit Labs St. Louis, MO	2.0	1.5	800	$1,100	$1.38	44d	1	1.02mi
304 Bayless Ave Saint Louis, MO	3.0	1.0	1104	$1,950	$1.77	2d	1	1.10mi
1908 Via Veneto Dr St. Louis, MO	1.0–2.0	1.0	800	$1,021	$1.28	3d	3	1.15mi
207 Waller Ave Saint Louis, MO	2.0	1.0	900	$1,075	$1.19	24d	1	1.21mi
3605 Traceyrich Rd St. Louis, MO	2.0	2.0	972	$1,650	$1.70	44d	1	1.24mi
2819 Lemay Ferry Rd Apt E St. Louis, MO	1.0	1.0	700	$925	$1.32	18d	1	1.32mi
2819 Lemay Ferry Rd Unit B St. Louis, MO	1.0	1.0	650	$950	$1.46	18d	1	1.32mi
3633 Shores Dr Saint Louis, MO	3.0	2.0	884	$1,920	$2.17	15d	1	1.32mi
4236 Fatima Dr Apt 4 St. Louis, MO	1.0	1.0	800	$925	$1.16	11d	1	1.36mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $69,900 Active 17 DOM
2. 2026-06-17
   days on market $69,900 Active 16 DOM
3. 2026-06-16
   days on market $69,900 Active 15 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   days on market $69,900 Active 14 DOM
6. 2026-06-13
   days on market $69,900 Active 12 DOM
7. 2026-06-09
   days on market $69,900 Active 8 DOM
8. 2026-06-08
   days on market $69,900 Active 7 DOM
9. 2026-06-07
   remarks 454-char remark
10. 2026-06-07
    days on market $69,900 Active 6 DOM
11. 2026-06-03
    days on market $69,900 Active 2 DOM
12. 2026-06-02
    remarks 281-char remark
13. 2026-06-02
    listed $69,900 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: $978 · $81/mo
• Projected year-2 tax: $978 · $81/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 ≥108°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,651
• − Mortgage interest: −$3,915
• − Property taxes: −$978
• − Insurance: −$350
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − HOA: −$5,136
• − Depreciation: −$2,033
• Taxable loss: −$105
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $738/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: Mehlville R-IX
• NCES district ID: 2920670
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $62,254
• Composite: 35.19/100
• National rank: #4995
• State rank: #126 of 324 in MO

Livability — Lemay

• Score: 67/100
• State rank: #213
• US rank: #10652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemay, MO
• County: Saint Louis County · 888,823 people
• City population: 33,294
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,294
• Household income: $61,624
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 631.0

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 White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: American 9% Romanian 3% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 11% Spanish 3% Vietnamese 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: ▼ -173.27%
• Current HPI: 234.3792
• Rent YoY: —
• 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

2 events — show timeline

• 2026-06-01 Listed $69,900 MARIS as Distributed by MLS Grid
• 1978-07-24 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2022): $978 · +9.0% YoY. Source: county tax records.