258 Becker Dr · Hazelwood, MO 63135

$99,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 9 Days on market

Built 1960 10,454 sqft lot Est $112k · 11% under

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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 +30.0/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! 258 Becker Drive is a 3-bedroom, 2-full-bath ranch-style home and part of a four-house rental portfolio. This property is vacant and in move-in or near move-in-ready condition, offering a straightforward path to lease-up with little to no work needed. With its desirable ranch layout, 3-bed/2-bath configuration, and large backyard, Becker has projected rent potential of approximately $1,500/month. Seller is acting as Power of Attorney for an inherited four-home portfolio and would prefer to sell this property together with the other three homes. The portfolio includes two occupied homes and two vacant, move-in-ready homes, with expected total portfolio income of approxi

Key facts

• 0.24 acre lot
• Built 1960
• Listed 9 days

Property features AI

Finance

• Other: Residential property; Above-grade finished area about 884 (public records)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.7% 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: 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: Walnut Grove Elem. (342 students, 99% 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 (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 162 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); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 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 $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $112,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Buddie Ave	0.14mi	2/1.0 (-1)	862 (-2%)	0mo	$74,900	$87	84
159 Flora Dr	0.18mi	2/1.0 (-1)	910 (+3%)	5mo	$37,500	$41	78
201 Becker Dr	0.14mi	3/1.0	962 (+9%)	2mo	$130,000	$135	77
116 Barto Dr	0.26mi	3/1.0	836 (-5%)	3mo	$115,000	$138	76
217 Anistasia Dr	0.33mi	3/1.5	864 (-2%)	4mo	$64,900	$75	75
194 Elbring Dr	0.40mi	3/1.5	864 (-2%)	3mo	$109,600	$127	73
116 Grether Ave	0.57mi	3/1.0	936 (+6%)	1mo	$109,900	$117	63
1865 Clover Ln	0.21mi	2/2.0 (-1)	988 (+12%)	4mo	$139,900	$142	58
135 Anistasia Dr	0.34mi	2/1.0 (-1)	792 (-10%)	5mo	$94,900	$120	58
6717 Thurston Ave	0.74mi	2/1.0 (-1)	840 (-5%)	2mo	$60,000	$71	51
20 Derhake Rd	0.74mi	2/1.0 (-1)	792 (-10%)	1mo	$139,900	$177	43
1185 Saint Matthew Dr	0.68mi	2/1.0 (-1)	792 (-10%)	4mo	$128,000	$162	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.70×
• Total profit: $19,547
• Equity at exit: $14,895

10-year hold

• IRR: 28.2%
• Equity multiple: 4.10×
• Total profit: $86,575
• Equity at exit: $8,638

Cash invested: $27,972 (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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $448

Break-even live

Break-even rent $800

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $504	-5% $476	+0% $448	+5% $420	+10% $391
Rent	-10% $340	-5% $394	+0% $448	+5% $502	+10% $556
Rate	-1.0pp $498	-0.5pp $473	base $448	+0.5pp $422	+1.0pp $396

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.06mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.10mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.16mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.21mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.22mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	0.24mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.36mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.38mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.39mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.40mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.45mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.45mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.50mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.50mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.55mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.55mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.56mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.59mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.63mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.71mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.87mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.87mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.90mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.03mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.04mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	1.15mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	1.17mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	1.18mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	44d	1	1.19mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	1.22mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	1.23mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.26mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	1.30mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	44d	1	1.33mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	1.34mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	1.36mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	1.37mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	1.39mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	1.45mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   days on market $99,900 Active 6 DOM
5. 2026-06-13
   days on market $99,900 Active 4 DOM
6. 2026-06-13
   days on market $99,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $99,900 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: $801 · $67/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$168/yr (+$14/mo · 21.0%)

ⓘ 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 ≥106°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,407
• − Mortgage interest: −$5,596
• − Property taxes: −$801
• − Insurance: −$500
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,906
• Taxable income: $3,979
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,419/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): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 (66%)
• Race & ethnicity: Black 66% White 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

+299.6% since first listed

8 events — show timeline

• 2026-06-10 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-06-09 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2025-02-03 Rental Removed $1,595 APPFOLIO
• 2025-01-01 Listed for Rent $1,595 APPFOLIO
• 2021-04-23 Sold (Public Records) $55,000 Public Records
• 2021-04-22 Sold (Public Records) $40,000 Public Records
• 2003-09-25 Sold (Public Records) $64,999 Public Records
• 1997-03-04 Sold (Public Records) $25,000 Public Records

Property tax history

-5.0%/yr

Latest (2022): $801 · +0.5% YoY. Source: county tax records.