7350 N Hanley Rd · Hazelwood, MO 63033

$5,000,000

None bd · None ba · — sqft · MultiFamily · 267 Days on market

Built 1970 Good condition 3.62 ac lot ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +1.7/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 160 units. confirmed

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

This a rare investment opportunity near the St. Louis airport with unmatched visibility. This 160-unit motel is positioned for continued hospitality use or a conversion into modern studio apartments, with the City of Hazelwood supportive of either direction. Ownership has already invested over $3.5 million in improvements including a new roof, upgraded electrical, updated plumbing, and substantial interior and exterior remodeling now underway. While the project requires completion, the major work is done, creating a turnkey path for its next owner. Located near Boeing's new large-scale facility, the property benefits from strong demand for extended stay lodging and workforce housing, making it an exceptional opportunity for investors and developers.

Key facts

• 160 unit motel
• Upgraded electrical
• New roof

Tags

• 160 UNIT MOTEL
• MODERN STUDIO APARTMENTS
• NEW ROOF
• UPGRADED ELECTRICAL
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 160 × 1-bed/1-bath units multifamily listed at $5.00M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $117k ($1.40M/yr) — positive. Per door: $731/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($192k rent vs $5.00M).
• Recommended offer: $4.40M (12.0% below list) — sets the bar for market timing.
• Cap rate 34.4% 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: schools D-, crime F, amenities F.
• 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; 40 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).
• At $191,882/mo this rent would consume 3448% of the median local household income ($67k/yr) (locally 1429% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $535k of equity ($35k loan paydown + $500k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $1.40M cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$859k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($4.40M) is reasonable based on typical stale-listing flexibility.

Recommended offer $4,400,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.84% ✓
• Cap rate: 34.38%
• Cash-on-cash: 100.31%
• DSCR: 5.46
• GRM: 2.2

CMA / ARV

• ARV (median comp): $396,761
• List price: $5,000,000
• Delta: 1160.20%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7411 Sieloff Dr Unit H	0.46mi	15/7.0	5,722	9mo	$420,000	$73	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.92×
• Total profit: $11,090,189
• Equity at exit: $4,504,396

10-year hold

• IRR: —
• Equity multiple: 21.73×
• Total profit: $29,015,303
• Equity at exit: $9,713,900

Cash invested: $1,400,000 (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: 347.4×

Monthly cashflow live

• Estimated rent: $191,882 high
• Mortgage (P&I): −$26,221
• Tax est. 1.5%: −$6,250 /mo · $75,000/yr
• Insurance: −$2,083
• HOA: −$0
• Vacancy / Maint / Mgmt: −$40,295
• Net cashflow: $117,033

Break-even live

Break-even rent $43,739

Max offer price $5,000,000

Occupancy floor 34%

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

Units	Beds	Baths	Est. rent
▸ 160× units	1	1	$191,840
Total (160 units)			$191,882

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: $1,250,000
• Closing costs: $150,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.11mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.38mi
7244 Hazelcrest Dr Hazelwood, MO	3.0	2.0	—	$1,500	—	18d	1	0.42mi
7459 Hazelcrest Dr Hazelwood, MO	3.0	2.0	—	$1,400	—	44d	1	0.49mi
7489 Hazelcrest Dr Hazelwood, MO	3.0	1.5	—	$1,400	—	44d	1	0.54mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.56mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	0.57mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.58mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	0.60mi
7326 Hazelcrest Dr Hazelwood, MO	3.0	2.0	—	$1,500	—	18d	1	0.61mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.66mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.68mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	0.68mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.71mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.73mi
201 Becker Dr Saint Louis, MO	3.0	1.0	—	$1,350	—	3d	1	0.75mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	8d	1	0.76mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.79mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	0.81mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	24d	1	0.81mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.88mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,250	$0.77	44d	1	0.93mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.93mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	15d	1	0.94mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	44d	1	0.94mi
240 Chez Vant Ct Hazelwood, MO	1.0	1.0	770	$825	$1.07	20d	1	0.94mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.95mi
32 Connolly Dr Saint Louis, MO	3.0	1.0	—	$775	—	20d	1	0.95mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.96mi
6811 Brower Ct Saint Louis, MO	3.0	1.0	—	$1,400	—	44d	1	0.96mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.98mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	16d	1	0.98mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.99mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	22d	1	1.02mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.04mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.05mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	44d	1	1.07mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.11mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.12mi
35 Alpha Dr Unit 1472885P Florissant, MO	3.0	2.0	—	$5,413	—	3d	1	1.12mi

Listing history 16 events

1. 2026-06-18
   days on market $5,000,000 Active 267 DOM
2. 2026-06-17
   days on market $5,000,000 Active 266 DOM
3. 2026-06-16
   days on market $5,000,000 Active 265 DOM
4. 2026-06-15
   days on market $5,000,000 Active 264 DOM
5. 2026-06-13
   days on market $5,000,000 Active 262 DOM
6. 2026-06-13
   days on market $5,000,000 Active 261 DOM
7. 2026-06-09
   days on market $5,000,000 Active 258 DOM
8. 2026-06-08
   days on market $5,000,000 Active 257 DOM
9. 2026-06-07
   days on market $5,000,000 Active 256 DOM
10. 2026-06-05
    days on market $5,000,000 Active 253 DOM
11. 2026-06-03
    days on market $5,000,000 Active 252 DOM
12. 2026-06-02
    days on market $5,000,000 Active 251 DOM
13. 2026-06-01
    days on market $5,000,000 Active 250 DOM
14. 2026-05-31
    days on market $5,000,000 Active 249 DOM
15. 2025-12-18
    price $5,000,000 759-char remark

    Show marketing remark (759 chars)

    This a rare investment opportunity near the St. Louis airport with unmatched visibility. This 160-unit motel is positioned for continued hospitality use or a conversion into modern studio apartments, with the City of Hazelwood supportive of either direction. Ownership has already invested over $3.5 million in improvements including a new roof, upgraded electrical, updated plumbing, and substantial interior and exterior remodeling now underway. While the project requires completion, the major work is done, creating a turnkey path for its next owner. Located near Boeing's new large-scale facility, the property benefits from strong demand for extended stay lodging and workforce housing, making it an exceptional opportunity for investors and developers.

16. 2025-09-22
    listed $5,750,000 Active 759-char remark

    Show marketing remark (759 chars)

    This a rare investment opportunity near the St. Louis airport with unmatched visibility. This 160-unit motel is positioned for continued hospitality use or a conversion into modern studio apartments, with the City of Hazelwood supportive of either direction. Ownership has already invested over $3.5 million in improvements including a new roof, upgraded electrical, updated plumbing, and substantial interior and exterior remodeling now underway. While the project requires completion, the major work is done, creating a turnkey path for its next owner. Located near Boeing's new large-scale facility, the property benefits from strong demand for extended stay lodging and workforce housing, making it an exceptional opportunity for investors and developers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $2,302,584
• − Mortgage interest: −$280,078
• − Property taxes: −$75,000
• − Insurance: −$25,000
• − Repairs & maintenance: −$184,207
• − Management: −$184,207
• − Depreciation: −$145,455
• Taxable income: $1,408,638
• Est. tax owed @ 24.0%: −$338,073
• After-tax cash flow: $1,066,322/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.

Condition & rehab AI · 12 photos

Good 80/100 Moderate rehab

This 160-unit motel is undergoing moderate renovations, with new roof, flooring, and paint. The property is in good condition and ready for a new owner to complete the renovations and prepare for occupancy.

Repairs flagged

• Major kitchen cabinets — cabinets removed, likely for renovation
• Major bathroom fixtures — tub and sink removed, likely for renovation

Value-add opportunities

• Both renovate kitchen and bathroom — major renovations will attract both buyers and renters
• Rental landscaping and curb appeal — improved landscaping will attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · cabinets removed, likely for renovation	Major	$15,000–50,000
bathroom fixtures · tub and sink removed, likely for renovation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both renovate kitchen and bathroom — major renovations will attract both buyers and renters ↑
• Rental landscaping and curb appeal — improved landscaping will attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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: 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

-13.0% since first listed

2 events — show timeline

• 2025-12-18 Price Changed $5,000,000 SOMO
• 2025-09-22 Listed $5,750,000 SOMO