7596 Hazelcrest Dr Unit F · Hazelwood, MO 63042

$53,000

1 bd · 1.0 ba · 630 sqft · Condo public records · 65 Days on market

Built 1965 $84/sqft · 10% above area Est $48k · 10% over $256/mo HOA · 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• ARV discount +3.2/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid investment opportunity: an occupied one-bedroom, one-bathroom condo currently generating rental income. Ideal for investors looking to add a cash-flowing asset to their portfolio with no vacancy period. Tenant in place, income from day one.

Key facts

• $256 HOA
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $53k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 7.3% 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: crime F, amenities F, commute 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: Combs Elementary (math 7% / reading 17%, grade F, #1,016 of 1,115 statewide, top 92%, 295 students, 99% FRL); Cross Keys Middle (math 5% / reading 10%, grade F, #379 of 391 statewide, top 97%, 625 students, 100% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 68 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $366 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 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 $25k; list at $53k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1965 — 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. 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?
9. 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.
10. 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.
11. 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: 1.96% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $48,362
• List price: $53,000
• Delta: 9.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.50×
• Total profit: $7,460
• Equity at exit: $7,902

10-year hold

• IRR: 22.9%
• Equity multiple: 3.16×
• Total profit: $32,124
• Equity at exit: $4,582

Cash invested: $14,840 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$22
• HOA: −$256
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $225

Break-even live

Break-even rent $755

Max offer price $53,000

Occupancy floor 73%

Sensitivity live

Price	-10% $255	-5% $240	+0% $225	+5% $210	+10% $195
Rent	-10% $143	-5% $184	+0% $225	+5% $266	+10% $308
Rate	-1.0pp $252	-0.5pp $239	base $225	+0.5pp $212	+1.0pp $198

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	19d	1	0.84mi
7410 Olian Dr Hazelwood, MO	1.0	1.0	540	$800	$1.48	24d	1	0.86mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	25d	1	1.21mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $53,000 Active 65 DOM
2. 2026-06-18
   days on market $53,000 Active 62 DOM
3. 2026-06-17
   days on market $53,000 Active 61 DOM
4. 2026-06-16
   days on market $53,000 Active 60 DOM
5. 2026-06-15
   days on market $53,000 Active 59 DOM
6. 2026-06-13
   days on market $53,000 Active 57 DOM
7. 2026-06-13
   days on market $53,000 Active 56 DOM
8. 2026-06-09
   days on market $53,000 Active 53 DOM
9. 2026-06-08
   days on market $53,000 Active 52 DOM
10. 2026-06-07
    days on market $53,000 Active 51 DOM
11. 2026-06-05
    days on market $53,000 Active 48 DOM
12. 2026-06-03
    days on market $53,000 Active 47 DOM
13. 2026-06-02
    days on market $53,000 Active 46 DOM
14. 2026-06-01
    days on market $53,000 Active 45 DOM
15. 2026-05-31
    days on market $53,000 Active 44 DOM
16. 2026-05-08
    price $53,000 246-char remark

    Show marketing remark (246 chars)

    Solid investment opportunity: an occupied one-bedroom, one-bathroom condo currently generating rental income. Ideal for investors looking to add a cash-flowing asset to their portfolio with no vacancy period. Tenant in place, income from day one.

17. 2026-04-17
    listed $55,000 Active 246-char remark

    Show marketing remark (246 chars)

    Solid investment opportunity: an occupied one-bedroom, one-bathroom condo currently generating rental income. Ideal for investors looking to add a cash-flowing asset to their portfolio with no vacancy period. Tenant in place, income from day one.

18. 2025-03-02
    historical $745
19. 2025-02-09
    price $745
20. 2025-01-03
    listed $795
21. 2023-03-10
    soldstatus $25,000
22. 2021-11-23
    soldstatus $22,500
23. 1994-12-28
    soldstatus $18,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $514 · $43/mo
• Expected delta: +$26/yr (+$2/mo · 5.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $12,487
• − Mortgage interest: −$2,969
• − Property taxes: −$488
• − Insurance: −$265
• − Repairs & maintenance: −$999
• − Management: −$999
• − HOA: −$3,072
• − Depreciation: −$1,542
• Taxable income: $2,153
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,187/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 — 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

+194.4% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $53,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $55,000 MARIS as Distributed by MLS Grid
• 2025-03-02 Rental Removed $745 SHOWMOJO
• 2025-02-09 Price Changed $745 SHOWMOJO
• 2025-01-03 Listed for Rent $795 SHOWMOJO
• 2023-03-10 Sold (Public Records) $25,000 Public Records
• 2021-11-23 Sold (Public Records) $22,500 Public Records
• 1994-12-28 Sold (Public Records) $18,000 Public Records

Property tax history

+3.1%/yr

Latest (2022): $488 · +0.6% YoY. Source: county tax records.