7639 Hazelcrest Dr #48 · Hazelwood, MO 63042

$75,999

3 bd · 1.5 ba · 1,260 sqft · Townhouse · 1 Days on market

Built 1965 Average condition 1,089 sqft lot Est $79k · at est. $408/mo HOA · 28% 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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +9.4/15.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3 bed, 2 bath condo offering 1,260 sq ft of comfortable living space! Features include an updated kitchen, spacious living and dining areas, main floor laundry, and a private patio with additional storage. Conveniently located near shopping, restaurants, highways, and schools. Community amenities include pool, clubhouse, water, sewer, trash, snow removal, and exterior maintenance. A great opportunity for owner occupants or investors alike!

Key facts

• Community amenities
• Private patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE PATIO
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Hazelcrest 1 & 2 Condominium association; Monthly HOA fee of $408 covering maintenance of grounds, sewer and water; Association management

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available; Water available
• Home design: Attached townhouse; Two levels
• Construction: Brick veneer construction
• Exterior features: Private yard; Back yard and front yard; Storm door(s)

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ductless heating; Ceiling fan(s); Wall unit(s) for cooling
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Main-level laundry room with electric dryer hookup; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $76k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 10.0% vs local median 7.2% 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); 68 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $525 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $75,999

Questions for the listing agent

1. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $79,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7740 Hazelcrest Dr	0.05mi	3/1.5	1,254 (-0%)	5mo	$65,000	$52	93
8787 Sieloff Dr	0.20mi	3/1.5	1,254 (-0%)	4mo	$85,900	$69	87
7540 Hazelcrest Dr	0.15mi	3/1.5	1,254 (-0%)	11mo	$89,900	$72	83
7520 Hazelcrest Dr	0.18mi	4/1.5 (+1)	1,260 (0%)	6mo	$79,900	$63	82
7463 Hazelcrest Dr	0.31mi	3/1.5	1,254 (-0%)	6mo	$80,000	$64	80
7394 Hazelcrest Dr	0.31mi	2/1.5 (-1)	1,254 (-0%)	3mo	$70,000	$56	77
7262 Hazelcrest Dr	0.23mi	4/1.5 (+1)	1,260 (0%)	9mo	$78,900	$63	77
7346 Hazelcrest Dr	0.36mi	3/1.5	1,254 (-0%)	10mo	$95,000	$76	74
7338 Hazelcrest Dr	0.38mi	3/1.5	1,254 (-0%)	10mo	$45,000	$36	74
7214 Hazelcrest Dr	0.44mi	3/1.5	1,254 (-0%)	11mo	$50,000	$40	70
7382 Hazelcrest Dr	0.31mi	2/1.5 (-1)	1,254 (-0%)	12mo	$79,900	$64	70
7222 Hazelcrest Dr	0.45mi	4/1.5 (+1)	1,260 (0%)	8mo	$80,000	$63	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $5,046
• Equity at exit: $11,332

10-year hold

• IRR: 17.4%
• Equity multiple: 2.59×
• Total profit: $33,934
• Equity at exit: $6,571

Cash invested: $21,280 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$408
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $234

Break-even live

Break-even rent $1,181

Max offer price $75,999

Occupancy floor 79%

Sensitivity live

Price	-10% $286	-5% $260	+0% $234	+5% $208	+10% $181
Rent	-10% $117	-5% $176	+0% $234	+5% $292	+10% $351
Rate	-1.0pp $272	-0.5pp $253	base $234	+0.5pp $214	+1.0pp $194

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.18mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	44d	1	0.22mi
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	2d	1	0.65mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.78mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	0.79mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	0.79mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.81mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	0.81mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	0.86mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	0.93mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	0.95mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	44d	1	1.16mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.17mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.18mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	17d	1	1.19mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	24d	1	1.20mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	1.23mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	24d	1	1.24mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	3d	1	1.26mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.27mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	2d	1	1.28mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	1.30mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.30mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	44d	1	1.32mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	13d	1	1.40mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.40mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.41mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.42mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.43mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	1.44mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	3d	1	1.44mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.45mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	12d	1	1.49mi

HOA detail

• Monthly dues: $408 · $4,896/yr
• Likely covers: watersewertrashsnow removalexterior maint.pool

Listing history 2 events

1. 2026-05-12
   listed $75,999 Active 480-char remark
2. 2026-04-19
   historical

ⓘ 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 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: $17,729
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$4,896
• − Depreciation: −$2,211
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,326/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained 3-bedroom, 1.5-bathroom townhouse offers a comfortable living space with updated kitchen and bathrooms. It is located in a convenient area with community amenities. Minor repairs and maintenance are needed to enhance its appearance and value.

Repairs flagged

• Minor paint — paint appears faded and could benefit from touch-up
• Minor landscaping — simple landscaping with a tree

Value-add opportunities

• Both painting — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both landscaping — A more aesthetically pleasing landscape can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears faded and could benefit from touch-up	Minor	$500–3,000
landscaping · simple landscaping with a tree	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both landscaping — A more aesthetically pleasing landscape can improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-23 Listed $75,999 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $75,999 MARIS as Distributed by MLS Grid
• 2026-04-19 Coming Soon — MARIS as Distributed by MLS Grid