5661 Parchester Dr · Normandy, MO 63121

$90,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1954 8,712 sqft lot Est $84k · 7% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +4.2/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Built 1954

Property features AI

Finance

• Other: Assessor listed above-grade finished area: 864 (source: Assessor); Lot size reported as 0.2 acres (source: Public Records)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family residence; One story
• Construction: Frame construction; Has a concrete basement; Year built information not provided
• Exterior features: Corner, level lot; Lot dimensions approximately 60 x 145

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 6 total rooms
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 65/100 on livability (#290 in MO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, 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.
• Zoned schools: Bermuda Elementary (143 students, 98% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($43k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~6 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.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $83,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5633 Parchester Dr	0.07mi	3/1.0	864 (0%)	7mo	$79,900	$92	91
7775 Paddington Dr	0.10mi	3/1.0	864 (0%)	8mo	$84,000	$97	89
5300 Bermuda Dr	0.48mi	2/1.0 (-1)	875 (+1%)	5mo	$45,000	$51	66
8350 Hill Ave	0.66mi	3/1.0	912 (+6%)	1mo	$94,900	$104	59
5316 Colton Dr	0.49mi	2/1.0 (-1)	792 (-8%)	7mo	$99,900	$126	53
4723 N Hills Ln	0.59mi	3/2.0	965 (+12%)	1mo	$85,000	$88	48
7501 Blanding Dr	0.53mi	2/1.0 (-1)	768 (-11%)	7mo	$65,000	$85	46
8319 Hawkesbury Dr	0.67mi	2/1.0 (-1)	938 (+9%)	6mo	$79,900	$85	44
6188 Dupree Ave	0.72mi	3/1.5	972 (+12%)	4mo	$75,000	$77	40
4815 Barbara Dr	0.66mi	3/1.5	988 (+14%)	6mo	$98,500	$100	39
804 Marion Pl	0.72mi	2/1.0 (-1)	972 (+12%)	8mo	$137,900	$142	34
7605 San Diego Ave	0.74mi	2/1.0 (-1)	750 (-13%)	8mo	$79,500	$106	32

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $12,858
• Equity at exit: $13,419

10-year hold

• IRR: 23.0%
• Equity multiple: 3.18×
• Total profit: $54,937
• Equity at exit: $7,782

Cash invested: $25,200 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$472
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $387

Break-even live

Break-even rent $742

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $438	-5% $412	+0% $387	+5% $362	+10% $336
Rent	-10% $290	-5% $338	+0% $387	+5% $436	+10% $484
Rate	-1.0pp $432	-0.5pp $410	base $387	+0.5pp $364	+1.0pp $340

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	45d	1	0.15mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	45d	1	0.18mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	25d	1	0.20mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	25d	1	0.33mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	45d	1	0.33mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	25d	1	0.40mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	6d	1	0.45mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	0d	1	0.45mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	25d	1	0.65mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	45d	1	0.71mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	45d	1	0.71mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	0.75mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	45d	1	0.75mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	0.80mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	14d	1	0.81mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	0.83mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	0.84mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	0d	1	0.85mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	9d	1	0.85mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	0.94mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.97mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	1.01mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	1.06mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	1.08mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.10mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	1.11mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	1.12mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	1.12mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	1.17mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	1.19mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	1.21mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	1.21mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	1.25mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	1.26mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	1.28mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	1.30mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	1.31mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	45d	1	1.32mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	1.32mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	6d	1	1.34mi

Listing history 2 events

1. 2026-06-16
   status $90,000 Pending 1 DOM
2. 2026-06-15
   listed $90,000 Active 1 DOM

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $919 · $77/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 4/10 Moderate 7 d/yr ≥107°F today · 20 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: $14,780
• − Mortgage interest: −$5,041
• − Property taxes: −$919
• − Insurance: −$450
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,618
• Taxable income: $3,387
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,831/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 — Normandy

• Score: 65/100
• State rank: #290
• US rank: #13498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Normandy, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

+91.5% since first listed

7 events — show timeline

• 2026-06-15 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-09-22 Listed $89,000 MARIS as Distributed by MLS Grid
• 2025-09-22 Coming Soon — MARIS as Distributed by MLS Grid
• 2014-06-02 Sold (Public Records) $20,000 Public Records
• 2009-12-08 Sold (Public Records) — Public Records
• 1999-12-15 Sold (Public Records) $75,000 Public Records
• 1999-12-07 Sold (Public Records) $47,000 Public Records

Property tax history

-3.5%/yr

Latest (2022): $919 · +0.3% YoY. Source: county tax records.