1052 Boggan Pl · Hazelwood, MO 63031

$139,000

2 bd · 1.5 ba · 1,425 sqft · Townhouse public records · 89 Days on market

Built 1986 5,196 sqft lot $98/sqft · 17% below area Est $168k · 17% under $260/mo HOA · 16% of rent ↓ 9% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

Key facts

• $260 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $77 ($924/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

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 (+4.3%/yr); 271 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 7.1

CMA / ARV

• ARV (median comp): $168,332
• List price: $139,000
• Delta: -17.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Riverwood Trails Dr	0.11mi	2/1.5	1,425 (0%)	11mo	$149,900	$105	86
1020 Boggan Pl	0.03mi	2/1.5	1,425 (0%)	16mo	$179,900	$126	85
2262 Riverwood Trails Dr	0.14mi	2/1.5	1,425 (0%)	10mo	$185,000	$130	85
951 Riverwood Place Dr	0.14mi	3/3.0 (+1)	1,425 (0%)	3mo	$195,000	$137	80
1016 Boggan Pl	0.03mi	2/2.0	1,392 (-2%)	17mo	$174,900	$126	78
1038 Gifford Ct	0.03mi	2/2.0	1,349 (-5%)	22mo	$169,900	$126	69
2210 Riverwood Trails Dr	0.11mi	2/2.0	1,238 (-13%)	5mo	$177,500	$143	67
2228 Riverwood Trails Dr	0.10mi	2/2.0	1,238 (-13%)	10mo	$179,900	$145	63

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-15,339
• Equity at exit: $20,725

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,530
• Equity at exit: $12,018

Cash invested: $38,920 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$729
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$58
• HOA: −$260
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $77

Break-even live

Break-even rent $1,528

Max offer price $139,000

Occupancy floor 90%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rivermeadows Dr Florissant, MO	3.0	2.0	1587	$2,386	$1.50	14d	1	0.64mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,065	$1.32	1d	14	0.75mi
855 Teson Rd Hazelwood, MO	3.0	2.0	1562	$1,799	$1.15	17d	1	0.79mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	12d	1	1.09mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	1d	1	1.22mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	23d	1	1.25mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	1.33mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	43d	1	1.37mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	23d	1	1.39mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	1.49mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	1d	1	1.49mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: exterior maint.pool

Listing history 19 events

1. 2026-06-15
   status $139,000 Pending 89 DOM
2. 2026-06-15
   days on market $139,000 Active 89 DOM
3. 2026-06-13
   days on market $139,000 Active 87 DOM
4. 2026-06-13
   days on market $139,000 Active 86 DOM
5. 2026-06-09
   days on market $139,000 Active 83 DOM
6. 2026-06-08
   days on market $139,000 Active 82 DOM
7. 2026-06-07
   days on market $139,000 Active 81 DOM
8. 2026-06-05
   days on market $139,000 Active 78 DOM
9. 2026-06-03
   days on market $139,000 Active 77 DOM
10. 2026-06-02
    days on market $139,000 Active 76 DOM
11. 2026-06-01
    days on market $139,000 Active 75 DOM
12. 2026-05-31
    days on market $139,000 Active 74 DOM
13. 2026-05-13
    price $145,000 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

14. 2026-05-07
    price $149,000 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

15. 2026-04-28
    price $153,500 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

16. 2026-04-10
    price $157,900 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

17. 2026-03-18
    listed $159,900 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

18. 2026-03-16
    historical $159,900 926-char remark

    Show marketing remark (926 chars)

    Welcome to 1052 Boggan Place! A beautiful townhouse located in the desirable Riverwood Place subdivision, tucked into a quiet section of the community. This 2 bed, 1.5 bath home offers a spacious and functional layout with great natural light throughout. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a comfortable flow for everyday living, with the refrigerator included. A rear sliding door leads to a private patio with surrounding green space. Convenient upstairs laundry makes everyday living easy and is included with the property. The home has been well loved and presents a great opportunity for buyers to add their own updates and personal touches. Additional highlights include a private single-car garage for parking and extra storage. Community amenities include pool, clubhouse, tennis courts, and exterior maintenance covered by the HOA. Schedule your showing today!

19. 1990-05-01
    soldstatus

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$7,786
• − Property taxes: −$1,919
• − Insurance: −$695
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$3,120
• − Depreciation: −$4,044
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,208/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: 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: 17,813
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

-9.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-05-07 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $153,500 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $157,900 MARIS as Distributed by MLS Grid
• 2026-03-18 Listed $159,900 MARIS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $159,900 MARIS as Distributed by MLS Grid
• 1990-05-01 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,919 · +1.7% YoY. Source: county tax records.