6714 Colony Acres Dr · Affton, MO 63123

$444,900

8 bd · 4.0 ba · 3,328 sqft · MultiFamily public records · 21 Days on market

Built 1965 0.25 ac lot $134/sqft · 6% above area Est $419k · 6% over $169/mo HOA · 14% of rent

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• ARV discount +4.8/15.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4-family brick house in the highly desirable Affton area. 2-bedroom, 1-bathroom units with large living rooms, updated kitchens with quartz countertops, and luxury vinyl plank flooring. Ceramic tiles in updated bathrooms. Freshly painted. Laundry and storage units are available on the lower level. Great for owner-occupant or solid investment property.

Key facts

• 0.25 acre lot
• Built 1965
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive. Per door: $186/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).
• Recommended offer: $438k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in Affton — 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 71/100 on livability (#121 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Affton 101 (suburban): math 21% / reading 40% proficiency, ranked #258 of 324 in MO (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 189 active listings in the ZIP; solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $4,828/mo this rent would consume 75% of the median local household income ($77k/yr) (locally 753% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($438k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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 $265k; list at $445k implies a 68% gain — meaningful room to come down on a strong offer.

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 $438,226 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $419,330
• List price: $444,900
• Delta: 6.10%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6722 Colony Acres Dr	0.02mi	8/4.0	3,328 (0%)	3mo	$434,900	$131	97
6726 Colony Acres Dr	0.03mi	8/4.0	3,338 (+0%)	14mo	$345,000	$103	86
6739 Highland House Ct	0.04mi	8/4.0	3,228 (-3%)	14mo	$345,000	$107	81

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-24,663
• Equity at exit: $66,336

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $39,932
• Equity at exit: $38,467

Cash invested: $124,572 (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 63123

• Rents YoY: 3.0%
• Active inventory: 189
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $4,828 high
• Mortgage (P&I): −$2,333
• Tax from tax record: −$384 /mo · $4,606/yr
• Insurance: −$185
• HOA: −$169
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $743

Break-even live

Break-even rent $3,888

Max offer price $444,900

Occupancy floor 80%

Sensitivity live

Price	-10% $995	-5% $869	+0% $743	+5% $617	+10% $491
Rent	-10% $361	-5% $552	+0% $743	+5% $934	+10% $1,124
Rate	-1.0pp $967	-0.5pp $856	base $743	+0.5pp $628	+1.0pp $510

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,828
Total (4 units)			$4,828

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: $111,225
• Closing costs: $13,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $169 · $2,028/yr

Listing history 11 events

1. 2026-05-06
   status Pending 353-char remark

   Show marketing remark (353 chars)

   4-family brick house in the highly desirable Affton area. 2-bedroom, 1-bathroom units with large living rooms, updated kitchens with quartz countertops, and luxury vinyl plank flooring. Ceramic tiles in updated bathrooms. Freshly painted. Laundry and storage units are available on the lower level. Great for owner-occupant or solid investment property.

2. 2026-04-16
   listed $444,900 Active 353-char remark

   Show marketing remark (353 chars)

   4-family brick house in the highly desirable Affton area. 2-bedroom, 1-bathroom units with large living rooms, updated kitchens with quartz countertops, and luxury vinyl plank flooring. Ceramic tiles in updated bathrooms. Freshly painted. Laundry and storage units are available on the lower level. Great for owner-occupant or solid investment property.

3. 2026-04-04
   historical $444,900 353-char remark

   Show marketing remark (353 chars)

   4-family brick house in the highly desirable Affton area. 2-bedroom, 1-bathroom units with large living rooms, updated kitchens with quartz countertops, and luxury vinyl plank flooring. Ceramic tiles in updated bathrooms. Freshly painted. Laundry and storage units are available on the lower level. Great for owner-occupant or solid investment property.

4. 2026-02-04
   status Pending
5. 2026-01-26
   listed $424,900 Active
6. 2026-01-23
   historical
7. 2016-07-05
   soldstatus Closed
8. 2016-07-01
   status Pending
9. 2016-07-01
   listed $265,000 Active
10. 2008-01-03
    soldstatus $265,000
11. 2004-12-08
    soldstatus $7,000,000

ⓘ 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: $4,606 · $384/mo
• Projected year-2 tax: $4,606 · $384/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 ≥107°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,936
• − Mortgage interest: −$24,921
• − Property taxes: −$4,606
• − Insurance: −$2,224
• − Repairs & maintenance: −$4,635
• − Management: −$4,635
• − HOA: −$2,028
• − Depreciation: −$12,943
• Taxable income: $1,944
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $8,447/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: Affton 101
• NCES district ID: 2902910
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $51,274
• Composite: 26.67/100
• National rank: #7165
• State rank: #258 of 324 in MO

Livability — Affton

• Score: 71/100
• State rank: #121
• US rank: #7312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Affton, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 49,077
• Household income: $77,055
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 753.0

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 White (82%)
• Race & ethnicity: White 82% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: American 5% Lithuanian 3% Romanian 2%
• Foreign-born: 13% · Vietnam, Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 3%

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: ▼ -229.90%
• Current HPI: 220.258
• Rent YoY: ▲ 3.01%
• 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

-93.6% since first listed

11 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $444,900 MARIS as Distributed by MLS Grid
• 2026-04-04 Coming Soon $444,900 MARIS as Distributed by MLS Grid
• 2026-02-04 Pending — MARIS as Distributed by MLS Grid
• 2026-01-26 Listed $424,900 MARIS as Distributed by MLS Grid
• 2026-01-23 Coming Soon — MARIS as Distributed by MLS Grid
• 2016-07-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-01 Pending — MARIS as Distributed by MLS Grid
• 2016-07-01 Listed $265,000 MARIS as Distributed by MLS Grid
• 2008-01-03 Sold (Public Records) $265,000 Public Records
• 2004-12-08 Sold (Public Records) $7,000,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $4,606 · +2.4% YoY. Source: county tax records.