7546 Hazelcrest Dr · Hazelwood, MO 63042

$79,900

4 bd · 1.5 ba · 1,260 sqft · Condo public records · 109 Days on market

Built 1965 $63/sqft · at area comps Est $76k · at est. $408/mo HOA · 27% 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.4/15.0
• 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

This updated 4 bedroom condo with 1.5 baths offers the perfect mix of comfort, convenience spacious, clean, neutral and move in ready. Close to highways, shopping and restaurants makes this neighborhood a desirable living place for many families. New laminate flooring on main level, New full size stack-able washer and dryer near half bath. New refrigerator, water heater, quartz counter top , new back and back splash. All new paint, new carpet on second level . New ceramic tiles in full bath upstairs, and half bath on first level. Vinyl fencing with gate in large patio area. New glass slider patio door. Spacious closets throughout home Baseboard heater in each room and wall units AC's. New blinds, community pool. This is an all electric home. No Smoking. This beautiful updated unit is less than current neighborhood rental value. Also there is one assigned parking space in front of condo.

Key facts

• Quartz counter top
• New water heater
• New paint

Tags

• NEW LAMINATE FLOORING
• NEW REFRIGERATOR
• NEW WATER HEATER
• QUARTZ COUNTER TOP
• NEW BACK SPLASH
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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); 69 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% 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 $552 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.91% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 4.4

CMA / ARV

• ARV (median comp): $76,300
• List price: $79,900
• Delta: 4.72%
• 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: 8.6%
• Equity multiple: 1.35×
• Total profit: $7,758
• Equity at exit: $11,913

10-year hold

• IRR: 19.6%
• Equity multiple: 2.82×
• Total profit: $40,736
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$419
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$33
• HOA: −$408
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $286

Break-even live

Break-even rent $1,163

Max offer price $79,900

Occupancy floor 76%

Sensitivity live

Price	-10% $331	-5% $308	+0% $286	+5% $263	+10% $241
Rent	-10% $165	-5% $226	+0% $286	+5% $346	+10% $406
Rate	-1.0pp $326	-0.5pp $306	base $286	+0.5pp $265	+1.0pp $244

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	8d	1	0.04mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	15d	1	0.40mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	3d	1	0.77mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	0.99mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	45d	1	1.04mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.14mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	45d	1	1.18mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	19d	1	1.19mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.22mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	24d	1	1.23mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.23mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	24d	1	1.24mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	45d	1	1.27mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.28mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.29mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	1.32mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.34mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	1.35mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	24d	1	1.40mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	3d	1	1.41mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	45d	1	1.42mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	13d	1	1.43mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.45mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	1.47mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.48mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.49mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Likely covers: waterelectricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-01
   price $79,900 905-char remark

   Show marketing remark (905 chars)

   This updated 4 bedroom condo with 1.5 baths offers the perfect mix of comfort, convenience spacious, clean, neutral and move in ready. Close to highways, shopping and restaurants makes this neighborhood a desirable living place for many families. New laminate flooring on main level, New full size stack-able washer and dryer near half bath. New refrigerator, water heater, quartz counter top , new back and back splash. All new paint, new carpet on second level . New ceramic tiles in full bath upstairs, and half bath on first level. Vinyl fencing with gate in large patio area. New glass slider patio door. Spacious closets throughout home Baseboard heater in each room and wall units AC's. New blinds, community pool. This is an all electric home. No Smoking. This beautiful updated unit is less than current neighborhood rental value. Also there is one assigned parking space in front of condo.

2. 2026-03-23
   price $84,000 905-char remark

   Show marketing remark (905 chars)

   This updated 4 bedroom condo with 1.5 baths offers the perfect mix of comfort, convenience spacious, clean, neutral and move in ready. Close to highways, shopping and restaurants makes this neighborhood a desirable living place for many families. New laminate flooring on main level, New full size stack-able washer and dryer near half bath. New refrigerator, water heater, quartz counter top , new back and back splash. All new paint, new carpet on second level . New ceramic tiles in full bath upstairs, and half bath on first level. Vinyl fencing with gate in large patio area. New glass slider patio door. Spacious closets throughout home Baseboard heater in each room and wall units AC's. New blinds, community pool. This is an all electric home. No Smoking. This beautiful updated unit is less than current neighborhood rental value. Also there is one assigned parking space in front of condo.

3. 2026-02-02
   listed $89,000 Active 905-char remark

   Show marketing remark (905 chars)

   This updated 4 bedroom condo with 1.5 baths offers the perfect mix of comfort, convenience spacious, clean, neutral and move in ready. Close to highways, shopping and restaurants makes this neighborhood a desirable living place for many families. New laminate flooring on main level, New full size stack-able washer and dryer near half bath. New refrigerator, water heater, quartz counter top , new back and back splash. All new paint, new carpet on second level . New ceramic tiles in full bath upstairs, and half bath on first level. Vinyl fencing with gate in large patio area. New glass slider patio door. Spacious closets throughout home Baseboard heater in each room and wall units AC's. New blinds, community pool. This is an all electric home. No Smoking. This beautiful updated unit is less than current neighborhood rental value. Also there is one assigned parking space in front of condo.

4. 2026-01-15
   historical $1,480
5. 2025-11-15
   listed $1,480
6. 2024-07-02
   soldstatus Closed 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to your investment opportunity in the prime location of Hazelwood! RARE FOUR BEDROOM in hazelcrest! This spacious townhome offers the perfect blend of comfort & convenience, making it an ideal choice for investors seeking a lucrative property. Boasting 4 bedrooms, this townhome provides ample space for tenants or future homeowners to spread out & enjoy. The open layout of the main floor creates a welcoming atmosphere, perfect for entertaining guests or simply relaxing after a long day. The living room flows seamlessly into the dining area and kitchen, providing a cohesive space for everyday living. Located in the heart of Hazelwood, this townhome offers unparalleled convenience. Whether you're a seasoned investor looking to expand your portfolio or a first-time buyer seeking a smart investment opportunity, this townhome is sure to exceed your expectations. Don't miss out on this chance to secure a prime piece of real estate in one of Hazelwood's most sought-after complexes.

7. 2024-05-30
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to your investment opportunity in the prime location of Hazelwood! RARE FOUR BEDROOM in hazelcrest! This spacious townhome offers the perfect blend of comfort & convenience, making it an ideal choice for investors seeking a lucrative property. Boasting 4 bedrooms, this townhome provides ample space for tenants or future homeowners to spread out & enjoy. The open layout of the main floor creates a welcoming atmosphere, perfect for entertaining guests or simply relaxing after a long day. The living room flows seamlessly into the dining area and kitchen, providing a cohesive space for everyday living. Located in the heart of Hazelwood, this townhome offers unparalleled convenience. Whether you're a seasoned investor looking to expand your portfolio or a first-time buyer seeking a smart investment opportunity, this townhome is sure to exceed your expectations. Don't miss out on this chance to secure a prime piece of real estate in one of Hazelwood's most sought-after complexes.

8. 2024-05-21
   listed $79,900 Active 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to your investment opportunity in the prime location of Hazelwood! RARE FOUR BEDROOM in hazelcrest! This spacious townhome offers the perfect blend of comfort & convenience, making it an ideal choice for investors seeking a lucrative property. Boasting 4 bedrooms, this townhome provides ample space for tenants or future homeowners to spread out & enjoy. The open layout of the main floor creates a welcoming atmosphere, perfect for entertaining guests or simply relaxing after a long day. The living room flows seamlessly into the dining area and kitchen, providing a cohesive space for everyday living. Located in the heart of Hazelwood, this townhome offers unparalleled convenience. Whether you're a seasoned investor looking to expand your portfolio or a first-time buyer seeking a smart investment opportunity, this townhome is sure to exceed your expectations. Don't miss out on this chance to secure a prime piece of real estate in one of Hazelwood's most sought-after complexes.

9. 2024-05-20
   historical $79,900 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to your investment opportunity in the prime location of Hazelwood! RARE FOUR BEDROOM in hazelcrest! This spacious townhome offers the perfect blend of comfort & convenience, making it an ideal choice for investors seeking a lucrative property. Boasting 4 bedrooms, this townhome provides ample space for tenants or future homeowners to spread out & enjoy. The open layout of the main floor creates a welcoming atmosphere, perfect for entertaining guests or simply relaxing after a long day. The living room flows seamlessly into the dining area and kitchen, providing a cohesive space for everyday living. Located in the heart of Hazelwood, this townhome offers unparalleled convenience. Whether you're a seasoned investor looking to expand your portfolio or a first-time buyer seeking a smart investment opportunity, this townhome is sure to exceed your expectations. Don't miss out on this chance to secure a prime piece of real estate in one of Hazelwood's most sought-after complexes.

10. 2020-09-22
    soldstatus
11. 2015-02-09
    soldstatus $14,500
12. 2009-02-05
    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: $775 · $65/mo
• Expected delta: +$76/yr (+$6/mo · 10.8%)

ⓘ 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: $18,294
• − Mortgage interest: −$4,476
• − Property taxes: −$699
• − Insurance: −$400
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$4,896
• − Depreciation: −$2,324
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $2,812/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

+451.0% since first listed

12 events — show timeline

• 2026-04-01 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $84,000 MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $89,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Rental Removed $1,480 MARIS
• 2025-11-15 Listed for Rent $1,480 MARIS
• 2024-07-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-30 Pending — MARIS as Distributed by MLS Grid
• 2024-05-21 Listed $79,900 MARIS as Distributed by MLS Grid
• 2024-05-20 Coming Soon $79,900 MARIS as Distributed by MLS Grid
• 2020-09-22 Sold (Public Records) — Public Records
• 2015-02-09 Sold (Public Records) $14,500 Public Records
• 2009-02-05 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

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