842 Holiday Ave · Hazelwood, MO 63042

$107,500

4 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 23 Days on market

Built 1960 7,496 sqft lot Est $211k · 49% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Large bank-owned fixer upper with tons of potential in the Hazelwood West School District. This 4 bedroom, 3 bath home offers an impressive amount of space on the main level, making it a great opportunity for investors or buyers looking to add their own improvements. Features include a one-car attached garage, fenced backyard, and kitchen/dining combo. Conveniently located near schools, parks, shopping, dining, and major highways. This property is being sold strictly as-is and is priced to reflect the work needed. Don't miss this chance to customize your dream home on a beautiful lot! Property is being sold as-is. If property was built prior to 1978, Lead Based Paint Potentially Exists

Key facts

• Beautiful lot
• Kitchen dining combo
• Fenced backyard

Tags

• FENCED BACKYARD
• KITCHEN DINING COMBO
• HAZELWOOD WEST SCHOOL DISTRICT
• BEAUTIFUL LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 garage space)
• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single-family residence (residential); One level; Bank-owned; Property listed as fixer
• Construction: Vinyl siding; Basement: full, concrete
• Exterior features: Back yard fencing; Level lot

Interior

• Kitchen: Gas oven
• Bedrooms: Four bedrooms on the main level (sizes: 13x10, 13x9, 10x10; plus a 20x16 room on main level)
• Bathrooms: Three full bathrooms on the main level
• Heating & cooling: Forced air heating with natural gas; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; Kitchen and dining room combined; Vaulted ceilings
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 7.3% 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: 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); West Middle (math 17% / reading 33%, grade F, #321 of 391 statewide, top 82%, 730 students, 56% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 68 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $1,926/mo this rent would consume 47% of the median local household income ($49k/yr) (locally 766% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.45%
• DSCR: 2.27
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $210,947
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7057 Howdershell Rd	0.18mi	3/2.0 (-1)	1,559 (-6%)	3mo	$209,900	$135	74
725 Riderwood Dr	0.41mi	3/1.5 (-1)	1,650 (-1%)	5mo	$209,900	$127	69
630 Lamplight Ln	0.49mi	3/3.0 (-1)	1,647 (-1%)	2mo	$195,500	$119	65
1528 Coachway Ln	0.60mi	3/2.0 (-1)	1,686 (+2%)	3mo	$209,500	$124	62
728 Undercliff Dr	0.44mi	3/2.5 (-1)	1,760 (+6%)	4mo	$199,900	$114	59
815 Holiday Ave	0.16mi	3/2.0 (-1)	1,412 (-15%)	6mo	$169,900	$120	58
583 Candle Light Ln	0.61mi	3/1.5 (-1)	1,700 (+2%)	4mo	$180,000	$106	57
1640 Tahoe Dr	0.68mi	3/2.0 (-1)	1,717 (+3%)	1mo	$228,000	$133	57
1466 El Camino Dr	0.54mi	3/1.5 (-1)	1,556 (-6%)	1mo	$215,000	$138	56
6803 Olivewood Dr	0.44mi	3/1.0 (-1)	1,575 (-5%)	6mo	$180,000	$114	56
698 Carriage Ln	0.45mi	3/2.5 (-1)	1,452 (-13%)	4mo	$239,999	$165	48
1035 Rosary Tree Ct	0.68mi	3/2.5 (-1)	1,498 (-10%)	4mo	$190,000	$127	42

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.03×
• Total profit: $30,951
• Equity at exit: $16,029

10-year hold

• IRR: 33.2%
• Equity multiple: 4.25×
• Total profit: $97,804
• Equity at exit: $9,295

Cash invested: $30,100 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$564
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $714

Break-even live

Break-even rent $1,023

Max offer price $107,500

Occupancy floor 58%

Sensitivity live

Price	-10% $774	-5% $744	+0% $714	+5% $683	+10% $653
Rent	-10% $561	-5% $638	+0% $714	+5% $790	+10% $866
Rate	-1.0pp $768	-0.5pp $741	base $714	+0.5pp $686	+1.0pp $657

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Teson Rd Hazelwood, MO	3.0	2.0	1562	$1,799	$1.15	19d	1	0.09mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	13d	1	0.34mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	14d	1	0.45mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	25d	1	0.65mi
14 Rivermeadows Dr Florissant, MO	3.0	2.0	1587	$2,386	$1.50	16d	1	1.00mi
452 Chapel Ridge Dr Hazelwood, MO	3.0	2.0	1248	$1,400	$1.12	18d	1	1.32mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.42mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	16d	1	1.48mi
17 Elwood Ct Florissant, MO	3.0	2.0	1572	$1,945	$1.24	3d	1	1.48mi

Listing history 9 events

1. 2026-06-05
   status $107,500 Pending 23 DOM
2. 2026-06-03
   days on market $107,500 Active Under Contract 23 DOM
3. 2026-06-02
   days on market $107,500 Active Under Contract 22 DOM
4. 2026-06-01
   days on market $107,500 Active Under Contract 21 DOM
5. 2026-05-31
   days on market $107,500 Active Under Contract 20 DOM
6. 2026-05-15
   historical Active Under Contract
7. 2026-05-11
   listed $107,500 Active
8. 2000-05-31
   soldstatus $88,000
9. 1999-05-07
   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: $2,392 · $199/mo
• Projected year-2 tax: $2,392 · $199/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: $23,112
• − Mortgage interest: −$6,022
• − Property taxes: −$2,392
• − Insurance: −$538
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$3,127
• Taxable income: $7,335
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $6,803/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

+22.2% since first listed

4 events — show timeline

• 2026-05-15 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $107,500 MARIS as Distributed by MLS Grid
• 2000-05-31 Sold (Public Records) $88,000 Public Records
• 1999-05-07 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2022): $2,392 · +1.7% YoY. Source: county tax records.