6655 Blossomwood Dr Unit B · Florissant, MO 63033

$69,000

2 bd · 1.0 ba · 1,182 sqft · Condo · 62 Days on market

Built 1968 $224/mo HOA · 15% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

DON'T miss this opportunity to OWN your own home in Unincorporated St. Louis County. Your mortgage could be LESS than your rent!!! You choose: Starter home for YOU or purchase as a READY TO GO rental. ***CONDO HAS ALREADY PASSED RESIDENTIAL OCCUPANCY INSPECTION.**MOVE-IN READY** Secure building. 1st floor on right. Condo has an entry foyer w/double closet. Spacious living room. Tiled breakfast/dining room. Sliding glass door to private patio. Efficient galley kitchen; pantry. Both bedrooms-generous w/carpet & walkin closets. Large hall bath. Updates:2022-cooktop;kitchen flooring. 2019-Bedroom carpet; d/washer;garbage disposal;foyer/living room flooring. 2018-HWH. 2016-refrigerator; white vinyl windows. Shared unfinished basement w/washer/dryer hookups & storage locker. Tuck under garage-one garage space. Seller used as rental during ownership. Last tenant just moved out & was paying $800 per mo in rent! LOCATION!LOCATION! Close to hwys, shopping, restaurants,MORE! Owner/Broker.

Key facts

• $224 HOA
• Garage
• Built 1968

Property features AI

Finance

• HOA & community: Member of Paddock Forest Condominiums, Town & Garden Homes; HOA fee $224 monthly; HOA covers water, sewer, trash, snow removal

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Condominium; Residential property; One level
• Construction: Frame construction; Basement
• Exterior features: Patio

Interior

• Kitchen: Electric cooktop; Built-in electric oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric heating; Central air; Storage space in basement
• Laundry & utility: Washer and dryer (laundry in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 6.3% in Florissant — 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 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, commute F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Townsend Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 371 students, 78% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 218 active listings in the ZIP; 15 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).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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.
9. 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.
10. 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: 2.13% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.61%
• DSCR: 2.27
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 4.83×
• Total profit: $74,054
• Equity at exit: $62,161

10-year hold

• IRR: 45.5%
• Equity multiple: 11.99×
• Total profit: $212,275
• Equity at exit: $134,052

Cash invested: $19,320 (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 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 218
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$224
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $461

Break-even live

Break-even rent $887

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11969 Continental Dr St. Louis, MO	2.0–3.0	1.5	1075	$1,035	$0.96	2d	3	0.56mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	8d	1	0.74mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	0.86mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	44d	1	0.89mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	44d	1	1.02mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,100	$1.04	2d	9	1.03mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	24d	1	1.17mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	24d	1	1.25mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	2d	1	1.26mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	44d	1	1.27mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	44d	1	1.39mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	1.39mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	44d	1	1.40mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.43mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.46mi

HOA detail condo

• Monthly dues: $224 · $2,688/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $69,000 Active 62 DOM
2. 2026-06-17
   days on market $69,000 Active 61 DOM
3. 2026-06-16
   days on market $69,000 Active 60 DOM
4. 2026-06-15
   days on market $69,000 Active 59 DOM
5. 2026-06-13
   days on market $69,000 Active 57 DOM
6. 2026-06-13
   days on market $69,000 Active 56 DOM
7. 2026-06-09
   days on market $69,000 Active 53 DOM
8. 2026-06-08
   days on market $69,000 Active 52 DOM
9. 2026-06-07
   days on market $69,000 Active 51 DOM
10. 2026-06-05
    days on market $69,000 Active 48 DOM
11. 2026-06-03
    days on market $69,000 Active 47 DOM
12. 2026-06-02
    days on market $69,000 Active 46 DOM
13. 2026-06-01
    days on market $69,000 Active 45 DOM
14. 2026-05-31
    days on market $69,000 Active 44 DOM
15. 2026-05-21
    status Active
16. 2026-03-25
    price $69,000
17. 2026-03-07
    listed $79,000 Active
18. 2026-03-07
    historical $79,000
19. 2022-04-04
    soldstatus Closed 1004-char remark

    Show marketing remark (1004 chars)

    DON'T miss this opportunity to OWN your own home in Unincorporated St. Louis County. Your mortgage could be LESS than your rent!!! You choose: Starter home for YOU or purchase as a READY TO GO rental. ***CONDO HAS ALREADY PASSED RESIDENTIAL OCCUPANCY INSPECTION.**MOVE-IN READY** Secure building. 1st floor on right. Condo has an entry foyer w/double closet. Spacious living room. Tiled breakfast/dining room. Sliding glass door to private patio. Efficient galley kitchen; pantry. Both bedrooms-generous w/carpet & walkin closets. Large hall bath. Updates:2022-cooktop;kitchen flooring. 2019-Bedroom carpet; d/washer;garbage disposal;foyer/living room flooring. 2018-HWH. 2016-refrigerator; white vinyl windows. Shared unfinished basement w/washer/dryer hookups & storage locker. Tuck under garage-one garage space. Seller used as rental during ownership. Last tenant just moved out & was paying $800 per mo in rent! LOCATION!LOCATION! Close to hwys, shopping, restaurants,MORE! Owner/Broker.

20. 2022-03-26
    status Pending 1004-char remark

    Show marketing remark (1004 chars)

    DON'T miss this opportunity to OWN your own home in Unincorporated St. Louis County. Your mortgage could be LESS than your rent!!! You choose: Starter home for YOU or purchase as a READY TO GO rental. ***CONDO HAS ALREADY PASSED RESIDENTIAL OCCUPANCY INSPECTION.**MOVE-IN READY** Secure building. 1st floor on right. Condo has an entry foyer w/double closet. Spacious living room. Tiled breakfast/dining room. Sliding glass door to private patio. Efficient galley kitchen; pantry. Both bedrooms-generous w/carpet & walkin closets. Large hall bath. Updates:2022-cooktop;kitchen flooring. 2019-Bedroom carpet; d/washer;garbage disposal;foyer/living room flooring. 2018-HWH. 2016-refrigerator; white vinyl windows. Shared unfinished basement w/washer/dryer hookups & storage locker. Tuck under garage-one garage space. Seller used as rental during ownership. Last tenant just moved out & was paying $800 per mo in rent! LOCATION!LOCATION! Close to hwys, shopping, restaurants,MORE! Owner/Broker.

21. 2022-03-24
    listed $50,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    DON'T miss this opportunity to OWN your own home in Unincorporated St. Louis County. Your mortgage could be LESS than your rent!!! You choose: Starter home for YOU or purchase as a READY TO GO rental. ***CONDO HAS ALREADY PASSED RESIDENTIAL OCCUPANCY INSPECTION.**MOVE-IN READY** Secure building. 1st floor on right. Condo has an entry foyer w/double closet. Spacious living room. Tiled breakfast/dining room. Sliding glass door to private patio. Efficient galley kitchen; pantry. Both bedrooms-generous w/carpet & walkin closets. Large hall bath. Updates:2022-cooktop;kitchen flooring. 2019-Bedroom carpet; d/washer;garbage disposal;foyer/living room flooring. 2018-HWH. 2016-refrigerator; white vinyl windows. Shared unfinished basement w/washer/dryer hookups & storage locker. Tuck under garage-one garage space. Seller used as rental during ownership. Last tenant just moved out & was paying $800 per mo in rent! LOCATION!LOCATION! Close to hwys, shopping, restaurants,MORE! Owner/Broker.

22. 2012-05-31
    soldstatus 747-char remark

    Show marketing remark (747 chars)

    Seeking Back Up offer! Short Sale currently being negotiated w/lien holder. Current buyer can't wait! Perfect home for someone on a small budget! Bring your imagination and turn this one into HOME SWEET HOME! Condo needs updating but price reflects that fact. Things you'll appreciate about this condo are the ceramic tile kitchen floor, sconce lighting in the living room, private patio off the dining area, a garage space with opener, updated furnace and water heater and convenient location close to major thoroughfares, Hwys 367/270, schools, shopping and a variety of entertainment venues! Opportunity awaits the buyer with vision! Property sold in it's as is condition. Seller will not pay for/provide any inspections or warranties.

23. 2011-10-27
    listed $17,500 747-char remark

    Show marketing remark (747 chars)

    Seeking Back Up offer! Short Sale currently being negotiated w/lien holder. Current buyer can't wait! Perfect home for someone on a small budget! Bring your imagination and turn this one into HOME SWEET HOME! Condo needs updating but price reflects that fact. Things you'll appreciate about this condo are the ceramic tile kitchen floor, sconce lighting in the living room, private patio off the dining area, a garage space with opener, updated furnace and water heater and convenient location close to major thoroughfares, Hwys 367/270, schools, shopping and a variety of entertainment venues! Opportunity awaits the buyer with vision! Property sold in it's as is condition. Seller will not pay for/provide any inspections or warranties.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,643
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$2,688
• − Depreciation: −$2,007
• Taxable income: $4,880
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,357/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

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 Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• 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

+294.3% since first listed

9 events — show timeline

• 2026-05-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-25 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-03-07 Listed $79,000 MARIS as Distributed by MLS Grid
• 2026-03-07 Coming Soon $79,000 MARIS as Distributed by MLS Grid
• 2022-04-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-26 Pending — MARIS as Distributed by MLS Grid
• 2022-03-24 Listed $50,000 MARIS as Distributed by MLS Grid
• 2012-05-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-10-27 Listed $17,500 MARIS as Distributed by MLS Grid