6683 Parker Rd Unit B · Florissant, MO 63033

$75,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 64 Days on market

Built 1968 $75/sqft · 24% below area Est $99k · 24% under $224/mo HOA · 15% of rent

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

GROUND-LEVEL carefree condo, walking distance to shops and restaurants, with GARAGE, private laundry and storage. Gracious entry foyer opens to flexible GREAT ROOM with wall sconces and WONDERFUL NATURAL LIGHT. FRESH INTERIOR PAINT and some new window blinds. Eat-in kitchen features NEW smooth cooktop, vent hood, wall oven, double sink and tile backsplash. Breakfast area with wall sconce and sliding door access to COVERED DECK - ideal for entertaining. Bedrooms each feature WALK-IN CLOSET and share hall bath with tub/shower combo. Basement garage with PRIVATE LAUNDRY and secure STORAGE locker. Association provides exterior maintenance, water, sewer, trash and recycle. Stay active at the nearby North County Rec Complex (gym, track, pool, playground, golf); 48-acre Evangelista Park (playground, sports, trail); and 135-acre Florissant Golf Club. CONVENIENT LOCATION with most errands within a mile and easy access to Highways 367/270/67.

Key facts

• $224 HOA
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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+, schools D.
• 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.
• 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 $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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: 1.93% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 4.3

CMA / ARV

• ARV (median comp): $98,501
• List price: $75,000
• Delta: -23.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.1%
• Equity multiple: 4.59×
• Total profit: $75,438
• Equity at exit: $67,566

10-year hold

• IRR: 42.2%
• Equity multiple: 11.36×
• Total profit: $217,462
• Equity at exit: $145,709

Cash invested: $21,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$31
• HOA: −$224
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $433

Break-even live

Break-even rent $902

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• 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	1d	3	0.51mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	0.67mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	0.79mi
12810 Verwood Dr Florissant, MO	3.0	2.0	1408	$2,026	$1.44	43d	1	0.96mi
1708 San Remo Ct St. Louis, MO	1.0–3.0	1.0–1.5	1053	$1,100	$1.04	1d	9	0.99mi
12887 Fox Haven Dr Florissant, MO	3.0	2.0	1135	$1,750	$1.54	43d	1	1.09mi
12367 Horizon Village Dr Unit 12367 I St. Louis, MO	2.0	1.0	836	$995	$1.19	23d	1	1.18mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	1.20mi
12035 Krenning Ln Saint Louis, MO	3.0	1.0	1170	$1,125	$0.96	23d	1	1.23mi
12401 Horizon Village Dr Unit 12415 A St. Louis, MO	2.0	1.0	836	$995	$1.19	43d	1	1.28mi
1473 Broadlawns Ln Saint Louis, MO	3.0	1.0	1000	$1,400	$1.40	43d	1	1.36mi
1516 Farmview Ave Saint Louis, MO	3.0	1.5	1156	$1,295	$1.12	43d	1	1.36mi
1455 Broadlawns Ln Saint Louis, MO	3.0	1.0	912	$1,395	$1.53	12d	1	1.40mi
1504 Redman Blvd Saint Louis, MO	3.0	2.0	1014	$1,299	$1.28	4d	1	1.42mi
6431 Brown Fox Dr Florissant, MO	3.0	2.0	1105	$1,905	$1.72	22d	1	1.46mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 64 DOM
2. 2026-06-17
   days on market $75,000 Active 63 DOM
3. 2026-06-16
   days on market $75,000 Active 62 DOM
4. 2026-06-15
   days on market $75,000 Active 61 DOM
5. 2026-06-13
   days on market $75,000 Active 59 DOM
6. 2026-06-13
   days on market $75,000 Active 58 DOM
7. 2026-06-09
   days on market $75,000 Active 55 DOM
8. 2026-06-08
   days on market $75,000 Active 54 DOM
9. 2026-06-07
   days on market $75,000 Active 53 DOM
10. 2026-06-05
    days on market $75,000 Active 50 DOM
11. 2026-06-03
    days on market $75,000 Active 49 DOM
12. 2026-06-02
    days on market $75,000 Active 48 DOM
13. 2026-06-01
    days on market $75,000 Active 47 DOM
14. 2026-05-31
    days on market $75,000 Active 46 DOM
15. 2026-04-16
    listed $75,000 Active 946-char remark

    Show marketing remark (946 chars)

    GROUND-LEVEL carefree condo, walking distance to shops and restaurants, with GARAGE, private laundry and storage. Gracious entry foyer opens to flexible GREAT ROOM with wall sconces and WONDERFUL NATURAL LIGHT. FRESH INTERIOR PAINT and some new window blinds. Eat-in kitchen features NEW smooth cooktop, vent hood, wall oven, double sink and tile backsplash. Breakfast area with wall sconce and sliding door access to COVERED DECK - ideal for entertaining. Bedrooms each feature WALK-IN CLOSET and share hall bath with tub/shower combo. Basement garage with PRIVATE LAUNDRY and secure STORAGE locker. Association provides exterior maintenance, water, sewer, trash and recycle. Stay active at the nearby North County Rec Complex (gym, track, pool, playground, golf); 48-acre Evangelista Park (playground, sports, trail); and 135-acre Florissant Golf Club. CONVENIENT LOCATION with most errands within a mile and easy access to Highways 367/270/67.

16. 2026-04-14
    historical $75,000 946-char remark

    Show marketing remark (946 chars)

    GROUND-LEVEL carefree condo, walking distance to shops and restaurants, with GARAGE, private laundry and storage. Gracious entry foyer opens to flexible GREAT ROOM with wall sconces and WONDERFUL NATURAL LIGHT. FRESH INTERIOR PAINT and some new window blinds. Eat-in kitchen features NEW smooth cooktop, vent hood, wall oven, double sink and tile backsplash. Breakfast area with wall sconce and sliding door access to COVERED DECK - ideal for entertaining. Bedrooms each feature WALK-IN CLOSET and share hall bath with tub/shower combo. Basement garage with PRIVATE LAUNDRY and secure STORAGE locker. Association provides exterior maintenance, water, sewer, trash and recycle. Stay active at the nearby North County Rec Complex (gym, track, pool, playground, golf); 48-acre Evangelista Park (playground, sports, trail); and 135-acre Florissant Golf Club. CONVENIENT LOCATION with most errands within a mile and easy access to Highways 367/270/67.

17. 2002-06-18
    soldstatus $65,000
18. 1999-01-20
    soldstatus $38,500
19. 1999-01-20
    soldstatus $38,500
20. 1994-08-23
    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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 ≥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: $17,394
• − Mortgage interest: −$4,201
• − Property taxes: −$764
• − Insurance: −$375
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$2,688
• − Depreciation: −$2,182
• Taxable income: $4,402
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,139/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

+94.8% since first listed

6 events — show timeline

• 2026-04-16 Listed $75,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $75,000 MARIS as Distributed by MLS Grid
• 2002-06-18 Sold (Public Records) $65,000 Public Records
• 1999-01-20 Sold (Public Records) $38,500 Public Records
• 1999-01-20 Sold (Public Records) $38,500 Public Records
• 1994-08-23 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2022): $764 · +5.5% YoY. Source: county tax records.