231 Sadonia Ave · Hazelwood, MO 63135

$119,900

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 7 Days on market

Built 1964 6,250 sqft lot Est $89k · 35% over

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Why this score? — see what drove the D+ 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 2-bedroom, 1-bath home proves that great things come in smaller packages! Featuring an open-concept floor plan, the bright and inviting living spaces flow seamlessly together. The updated kitchen is a standout with stainless steel appliances, abundant cabinet storage, and generous counter space—perfect for cooking, entertaining, and everyday living. The updated bathroom adds modern style and convenience. The finished lower level significantly expands the living space with a spacious family/recreation room, bar area, and bonus room ideal for a home office, workout space, hobby room, or guest accommodations. Outside, you’ll appreciate the excellent curb ap

Key facts

• Updated kitchen
• Updated bathroom
• 6,250 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINET STORAGE
• GENEROUS COUNTER SPACE
• UPDATED BATHROOM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer (sewer connected); Electric service by Ameren
• Home design: Single-family residential home
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Back yard and front yard; Wood fencing in the backyard

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Finished full basement with a sleeping area; One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.1% below list).
• Recommended offer: $117k (2.1% below list) — sets the bar for 1% rule.

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; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $117,355 (2.1% below list)

Questions for the listing agent

1. Built in 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.98% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $88,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Anistasia Dr	0.22mi	2/1.0	792 (+7%)	5mo	$94,900	$120	74
141 Flora Dr	0.23mi	2/1.0	800 (+8%)	5mo	$70,000	$88	72
40 Connolly Dr	0.36mi	2/1.0	768 (+4%)	7mo	$69,000	$90	71
6640 Torlina Dr	0.57mi	2/1.0	720 (-3%)	2mo	$89,500	$124	68
110 Barto Dr	0.35mi	2/1.0	816 (+10%)	5mo	$65,000	$80	62
43 Connolly Dr	0.37mi	2/1.0	816 (+10%)	5mo	$116,900	$143	62
515 Marechal Ln	0.33mi	2/2.0	816 (+10%)	7mo	$164,000	$201	58
100 Du Bourg Ln	0.44mi	2/1.0	816 (+10%)	6mo	$165,000	$202	57
116 Barto Dr	0.34mi	3/1.0 (+1)	836 (+13%)	3mo	$115,000	$138	55
6717 Thurston Ave	0.53mi	2/1.0	840 (+14%)	2mo	$60,000	$71	51
8293 Frost Ave	0.38mi	3/1.0 (+1)	840 (+14%)	7mo	$84,400	$100	49
6612 Torlina Dr	0.63mi	2/1.0	840 (+14%)	6mo	$50,000	$60	43

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,060
• Equity at exit: $17,877

10-year hold

• IRR: 13.2%
• Equity multiple: 2.28×
• Total profit: $42,863
• Equity at exit: $10,367

Cash invested: $33,572 (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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $192

Break-even live

Break-even rent $931

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $260	-5% $226	+0% $192	+5% $158	+10% $124
Rent	-10% $99	-5% $145	+0% $192	+5% $238	+10% $284
Rate	-1.0pp $252	-0.5pp $222	base $192	+0.5pp $161	+1.0pp $129

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.16mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.99mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	1.04mi

Listing history 7 events

1. 2026-06-10
   status $119,900 Pending 7 DOM
2. 2026-06-09
   days on market $119,900 Active 7 DOM
3. 2026-06-08
   days on market $119,900 Active 6 DOM
4. 2026-06-07
   days on market $119,900 Active 5 DOM
5. 2026-06-05
   days on market $119,900 Active 2 DOM
6. 2026-06-02
   remarks 687-char remark
7. 2026-06-02
   listed $119,900 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: $681 · $57/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$482/yr (+$40/mo · 70.9%)

ⓘ 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 · 20 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: $14,083
• − Mortgage interest: −$6,716
• − Property taxes: −$681
• − Insurance: −$600
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,488
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,217/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

+200.5% since first listed

4 events — show timeline

• 2026-06-02 Listed $119,900 MARIS as Distributed by MLS Grid
• 2009-07-09 Sold (Public Records) $60,000 Public Records
• 2008-03-31 Sold (Public Records) $41,459 Public Records
• 1997-11-12 Sold (Public Records) $39,900 Public Records

Property tax history

-6.9%/yr

Latest (2022): $681 · +0.5% YoY. Source: county tax records.