238 Gladys Ave · Hazelwood, MO 63135

$93,200

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 32 Days on market

Built 1960 6,250 sqft lot $121/sqft · 23% above area Est $76k · 23% over

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short sale approved!!! Great move in ready 2bedroom home located in Hazelwood West school district! Home is in great condition, and move in ready!!!

Key facts

• Ranch-style home
• Gas stove
• Eat-in kitchen

Tags

• RANCH-STYLE HOME
• HAZELWOOD SCHOOL DISTRICT
• EAT-IN KITCHEN
• GAS STOVE
• PARTIALLY FINISHED BASEMENT
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, water, and sewer are connected
• Home design: Single-family residence; One level
• Construction: Aluminum siding and brick veneer; Built with traditional foundation
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Gas range; Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• 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.
• 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 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 $644 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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 $24k; list at $93k implies a 286% gain — meaningful room to come down on a strong offer.

Recommended offer $90,404 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.37% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $75,678
• List price: $93,200
• Delta: 23.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Anistasia Dr	0.21mi	2/1.0	792 (+3%)	4mo	$94,900	$120	81
141 Flora Dr	0.20mi	2/1.0	800 (+4%)	5mo	$70,000	$88	80
233 Buddie Ave	0.08mi	2/1.0	862 (+12%)	0mo	$74,900	$87	76
110 Barto Dr	0.32mi	2/1.0	816 (+6%)	5mo	$65,000	$80	70
43 Connolly Dr	0.34mi	2/1.0	816 (+6%)	5mo	$116,900	$143	70
100 Du Bourg Ln	0.42mi	2/1.0	816 (+6%)	6mo	$165,000	$202	65
116 Barto Dr	0.31mi	3/1.0 (+1)	836 (+9%)	3mo	$115,000	$138	63
217 Anistasia Dr	0.15mi	3/1.5 (+1)	864 (+12%)	4mo	$64,900	$75	62
6640 Torlina Dr	0.59mi	2/1.0	720 (-6%)	2mo	$89,500	$124	61
194 Elbring Dr	0.22mi	3/1.5 (+1)	864 (+12%)	3mo	$109,600	$127	59
6717 Thurston Ave	0.55mi	2/1.0	840 (+9%)	2mo	$60,000	$71	57
6612 Torlina Dr	0.66mi	2/1.0	840 (+9%)	6mo	$50,000	$60	48

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: 16.8%
• Equity multiple: 1.72×
• Total profit: $18,759
• Equity at exit: $13,896

10-year hold

• IRR: 28.6%
• Equity multiple: 4.14×
• Total profit: $81,919
• Equity at exit: $8,058

Cash invested: $26,096 (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: $1,277 high
• Mortgage (P&I): −$489
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $426

Break-even live

Break-even rent $738

Max offer price $93,200

Occupancy floor 62%

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: $23,300
• Closing costs: $2,796
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.07mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.07mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	7d	1	0.14mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.16mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.21mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.22mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	0.27mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.29mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.32mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.32mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.37mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.37mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.40mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.40mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	0.42mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.44mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.53mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.66mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.66mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.67mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.69mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	0.78mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	43d	1	0.84mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.99mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	0.99mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.99mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	1.02mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	1.04mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	1.17mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	1.19mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.20mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.21mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.25mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	1.25mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	1.26mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	1.29mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	1.30mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	43d	1	1.33mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.33mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	1.37mi

Listing history 22 events

1. 2026-06-09
   days on market $93,200 Active 32 DOM
2. 2026-06-08
   days on market $93,200 Active 31 DOM
3. 2026-06-07
   days on market $93,200 Active 30 DOM
4. 2026-06-05
   days on market $93,200 Active 27 DOM
5. 2026-06-03
   days on market $93,200 Active 26 DOM
6. 2026-06-02
   days on market $93,200 Active 25 DOM
7. 2026-06-01
   days on market $93,200 Active 24 DOM
8. 2026-05-31
   days on market $93,200 Active 23 DOM
9. 2026-05-08
   listed $93,200 Active 538-char remark
10. 2025-02-27
    historical $1,095
11. 2024-11-27
    listed $1,095
12. 2024-11-22
    historical $1,095
13. 2024-11-07
    price $1,095
14. 2024-11-05
    listed $1,200
15. 2013-11-20
    soldstatus $24,125
16. 2013-11-15
    soldstatus 148-char remark

    Show marketing remark (148 chars)

    Short sale approved!!! Great move in ready 2bedroom home located in Hazelwood West school district! Home is in great condition, and move in ready!!!

17. 2013-07-30
    listed $22,000 148-char remark

    Show marketing remark (148 chars)

    Short sale approved!!! Great move in ready 2bedroom home located in Hazelwood West school district! Home is in great condition, and move in ready!!!

18. 2006-08-16
    soldstatus $65,500
19. 2003-06-05
    soldstatus
20. 2003-06-05
    soldstatus $50,000
21. 1997-05-09
    soldstatus
22. 1997-05-09
    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: $668 · $56/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$236/yr (+$20/mo · 35.4%)

ⓘ 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: $15,329
• − Mortgage interest: −$5,221
• − Property taxes: −$668
• − Insurance: −$466
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,711
• Taxable income: $3,811
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $4,197/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

+86.4% since first listed

14 events — show timeline

• 2026-05-08 Listed $93,200 MARIS as Distributed by MLS Grid
• 2025-02-27 Rental Removed $1,095 APPFOLIO
• 2024-11-27 Listed for Rent $1,095 APPFOLIO
• 2024-11-22 Rental Removed $1,095 APPFOLIO
• 2024-11-07 Price Changed $1,095 APPFOLIO
• 2024-11-05 Listed for Rent $1,200 APPFOLIO
• 2013-11-20 Sold (Public Records) $24,125 Public Records
• 2013-11-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-07-30 Listed $22,000 MARIS as Distributed by MLS Grid
• 2006-08-16 Sold (Public Records) $65,500 Public Records
• 2003-06-05 Sold (Public Records) $50,000 Public Records
• 2003-06-05 Sold (Public Records) — Public Records
• 1997-05-09 Sold (Public Records) — Public Records
• 1997-05-09 Sold (Public Records) — Public Records

Property tax history

-6.6%/yr

Latest (2022): $668 · +0.5% YoY. Source: county tax records.