305 Imperial Dr · Hazelwood, MO 63042

$114,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 5 Days on market

Built 1961 7,875 sqft lot Est $169k · 32% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

Property is being sold as is. Seller to do no inspections or repairs. Please use a special sales contract and no inspection riders will be accepted. Buyers must close at Investors Title. Utilities are on. Owner is a licensed real estate broker, state of Missouri.

Key facts

• 7,875 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Attached or detached garage with space for 1 car
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Back yard fencing; Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.9% vs local median 7.2% in Hazelwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mcnair Elem. (math 8% / reading 27%, grade F, #964 of 1,115 statewide, top 87%, 401 students, 66% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $794 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1961 — 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: 1.16% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $168,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Impala Ln	0.15mi	3/1.0	988 (0%)	3mo	$159,000	$161	90
608 Holiday Ave	0.06mi	3/1.0	912 (-8%)	3mo	$165,000	$181	82
575 Candle Light Ln	0.25mi	3/1.5	987 (-0%)	6mo	$195,000	$198	81
6803 Cherryvale Dr	0.22mi	3/1.5	962 (-3%)	6mo	$149,000	$155	78
6709 Village Square Dr	0.39mi	3/1.5	962 (-3%)	1mo	$180,000	$187	75
7443 Foxfield Dr	0.47mi	3/1.0	974 (-1%)	2mo	$169,990	$175	74
6705 Village Square Dr	0.41mi	3/1.0	962 (-3%)	4mo	$130,000	$135	73
518 Fox Crest Dr	0.39mi	3/2.0	974 (-1%)	5mo	$160,000	$164	72
6902 Howdershell Rd	0.59mi	3/1.0	960 (-3%)	4mo	$150,000	$156	64
1890 Caposele Ln	0.59mi	3/1.0	1,025 (+4%)	5mo	$175,000	$171	62
1782 Oliveto Ln	0.63mi	3/2.0	950 (-4%)	3mo	$209,000	$220	58
7240 Howdershell	0.75mi	4/2.0 (+1)	1,032 (+4%)	4mo	$130,000	$126	45

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-499
• Equity at exit: $17,132

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $28,763
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $253

Break-even live

Break-even rent $1,013

Max offer price $114,900

Occupancy floor 76%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	23d	1	0.14mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	43d	1	0.15mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	43d	1	0.51mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	2d	1	0.55mi
1052 Teson Rd Unit 1068D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	16d	1	0.66mi
1052 Teson Rd Unit 1064D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	43d	1	0.66mi
1052 Teson Rd Unit 1048A Hazelwood, MO	2.0	1.0	800	$995	$1.24	43d	1	0.66mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	43d	1	0.76mi
240 Chapel Ridge Dr Hazelwood, MO	1.0–2.0	1.0	797	$1,295	$1.62	1d	2	1.03mi
240 Chapel Ridge Dr Unit 257C Hazelwood, MO	2.0	1.0	870	$1,235	$1.42	20d	1	1.03mi
240 Chapel Ridge Dr Unit 218A Hazelwood, MO	2.0	2.0	960	$1,275	$1.33	23d	1	1.03mi
651 Southwell Ln Florissant, MO	2.0	1.0	694	$1,100	$1.59	17d	1	1.13mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	17d	1	1.17mi
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	7d	1	1.35mi
14 Bruce Dr Unit Bruce 14-4 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	1.49mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	43d	1	1.49mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $114,900 Pending 5 DOM
2. 2026-06-13
   days on market $114,900 Active 4 DOM
3. 2026-06-13
   days on market $114,900 Active 3 DOM
4. 2026-06-10
   remarks 263-char remark
5. 2026-06-10
   listed $114,900 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: $1,798 · $150/mo
• Projected year-2 tax: $1,798 · $150/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: $16,001
• − Mortgage interest: −$6,436
• − Property taxes: −$1,798
• − Insurance: −$574
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,343
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,728/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

2 events — show timeline

• 2026-06-09 Listed $114,900 MARIS as Distributed by MLS Grid
• 1979-09-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2022): $1,798 · +1.7% YoY. Source: county tax records.