8844 Santa Bella Dr · Hazelwood, MO 63042

$85,000

3 bd · 2.0 ba · 1,292 sqft · Condo public records · 53 Days on market

Built 1966 $66/sqft · 6% below area Est $90k · 6% under $429/mo HOA · 30% of rent

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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 +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +10.0/15.0
• DSCR +7.3/10.0
• 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

A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

Key facts

• $429 HOA
• Built 1966
• Listed 53 days

Property features AI

Finance

• Other: Living area reported as 1,292 (above grade)
• HOA & community: HOA: Granada Condominiums; Monthly HOA fee of $429; HOA covers grounds maintenance, parking/road maintenance, common area maintenance, exterior maintenance, snow removal, and trash; Association management

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Residential condominium; Two-story
• Construction: Brick and wood siding exterior
• Exterior features: Adjoins common ground

Interior

• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Two levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Armstrong Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 348 students, 83% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL) — zoned schools average 69% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 68 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).
• This rent runs 35% of the median local income ($49k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $90,027
• List price: $85,000
• Delta: -5.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,088
• Equity at exit: $12,674

10-year hold

• IRR: 9.9%
• Equity multiple: 1.85×
• Total profit: $20,314
• Equity at exit: $7,349

Cash invested: $23,800 (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 63042

• Rents YoY: 4.5%
• Active inventory: 68
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$446
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$35
• HOA: −$429
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $145

Break-even live

Break-even rent $1,268

Max offer price $85,000

Occupancy floor 85%

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: $21,250
• Closing costs: $2,550
• 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	43d	5	0.32mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	0.53mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.71mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	43d	1	0.82mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	14d	1	0.82mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	23d	1	0.84mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.85mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	43d	1	0.85mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.87mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.88mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	43d	1	0.90mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	16d	1	0.90mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.93mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	1.02mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	21d	1	1.04mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	14d	1	1.04mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	1.05mi
1455 S New Florissant Rd Florissant, MO	4.0	1.0	1584	$1,721	$1.09	43d	1	1.05mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.13mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	1.14mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	1.16mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	1.16mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	1.17mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	19d	1	1.18mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	1.20mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	1.24mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.24mi
116 Graham Rd Florissant, MO	3.0	2.0	1578	$1,495	$0.95	1d	1	1.25mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	1.27mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.33mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	1d	1	1.33mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.34mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	2d	1	1.37mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	1.44mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	1.44mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	14d	1	1.44mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.45mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.47mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.48mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	23d	1	1.48mi

HOA detail condo

• Monthly dues: $429 · $5,148/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 53 DOM
2. 2026-06-17
   days on market $85,000 Active 52 DOM
3. 2026-06-16
   days on market $85,000 Active 51 DOM
4. 2026-06-15
   days on market $85,000 Active 50 DOM
5. 2026-06-13
   days on market $85,000 Active 48 DOM
6. 2026-06-13
   days on market $85,000 Active 47 DOM
7. 2026-06-09
   days on market $85,000 Active 44 DOM
8. 2026-06-08
   days on market $85,000 Active 43 DOM
9. 2026-06-07
   days on market $85,000 Active 42 DOM
10. 2026-06-05
    days on market $85,000 Active 39 DOM
11. 2026-06-03
    days on market $85,000 Active 38 DOM
12. 2026-06-02
    days on market $85,000 Active 37 DOM
13. 2026-06-01
    days on market $85,000 Active 36 DOM
14. 2026-05-31
    days on market $85,000 Active 35 DOM
15. 2026-04-26
    listed $95,000 Active 765-char remark
16. 2026-04-26
    historical $95,000 765-char remark
17. 2022-03-23
    soldstatus $45,000
18. 2019-08-12
    soldstatus $68,500
19. 2019-08-08
    status Pending 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

20. 2019-08-08
    soldstatus Closed 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

21. 2019-07-08
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

22. 2019-06-20
    price $69,900 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

23. 2019-05-15
    price $71,900 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

24. 2019-05-15
    status Active 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

25. 2019-05-07
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

26. 2019-04-24
    listed $69,900 Active 457-char remark

    Show marketing remark (457 chars)

    A must see! A great townhouse for any owner. This property has three floors of renovated living space. It is 3 bedroom with 1 full bathroom and 2 half baths. Their is brand new carpet and paint throughout the entire home, bathrooms are renovated with new fixtures, and a large great kitchen for any cook or family with brand new appliances. Enjoy this condo with family, friends, and loved ones. A home protection plan offered with accepted contract.

27. 2005-12-29
    soldstatus $96,500
28. 2000-04-19
    soldstatus $57,500
29. 1989-02-01
    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: $1,102 · $92/mo
• Projected year-2 tax: $1,102 · $92/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 5/10 Major 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: $17,428
• − Mortgage interest: −$4,761
• − Property taxes: −$1,102
• − Insurance: −$425
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − HOA: −$5,148
• − Depreciation: −$2,473
• Taxable income: $731
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $1,569/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): 17,813
• Household income: $49,453
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 766.0

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 0.64)
• Race & ethnicity: White 46% Black 38% Two or more races 10% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Vietnamese 1% Tagalog/Filipino 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: ▼ -204.48%
• Current HPI: 234.7353
• Rent YoY: ▲ 4.45%
• 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

+47.8% since first listed

16 events — show timeline

• 2026-05-23 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-04-26 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2022-03-23 Sold (Public Records) $45,000 Public Records
• 2019-08-12 Sold (Public Records) $68,500 Public Records
• 2019-08-08 Pending — MARIS as Distributed by MLS Grid
• 2019-08-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-07-08 Contingent — MARIS as Distributed by MLS Grid
• 2019-06-20 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2019-05-15 Price Changed $71,900 MARIS as Distributed by MLS Grid
• 2019-05-15 Relisted — MARIS as Distributed by MLS Grid
• 2019-05-07 Contingent — MARIS as Distributed by MLS Grid
• 2019-04-24 Listed $69,900 MARIS as Distributed by MLS Grid
• 2005-12-29 Sold (Public Records) $96,500 Public Records
• 2000-04-19 Sold (Public Records) $57,500 Public Records
• 1989-02-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $1,102 · +1.7% YoY. Source: county tax records.