1511 Hampton Hall Dr Unit 19 & 20

Chesterfield, MO 63017

$255,000D

3 bd · 2.5 ba · 2,960 sqft · Built 1974 · Condo · Active · 332 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,956/mo
• Mortgage (P&I): −$1,337
• Tax + insurance: −$379
• HOA: −$1,350
• Vac / Maint / Mgmt: −$621
• Net cashflow: $-731/mo
• Annual: $-8,773/yr
• Cap rate: 2.85%
• Cash-on-cash: -12.29%
• DSCR: 0.45
• 1% rule: 1.16%
• Cash to close: $71,400

Investor read

• This is a 3-bed/2.5-bath condo listed at $255k.
• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (50.6% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• It's been on market 332 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $126k (50.6% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Location reads 71/100 on livability (#110 in MO) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Watch-outs: HOA is 46% of rent.
• Market conditions: Rents rising fast (+5.5%/yr); 227 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• 4 sale attempts since 6y ago; this cycle's ask has dropped $85k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $255k implies a 55% gain — meaningful room to come down on a strong offer.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 332 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?