121 Cady Dr · Hazelwood, MO 63135

$114,900

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 8 Days on market

Built 1959 6,250 sqft lot Est $97k · 18% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Welcome Home! 121 Cady is calling for you! Clean Renovated Home with great bones! Perfect for a family or investor! Property is located near all major thoroughfares and highways. Excellent Opportunity to add to your rental portfolio for great low maintenance asset!

Key facts

• Renovated home
• 6,250 sq ft lot
• Built 1959

Tags

• RENOVATED HOME
• NEAR ALL MAJOR THOROUGHFARES
• LOW MAINTENANCE ASSET

Property features AI

Finance

• Other: Living area reported as 832 (from public records)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; Residential property
• Construction: Asbestos construction materials; Built on a single story
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-level living

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 $378 ($5k/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 10.2% 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: 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; 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 31% of the median local income ($52k/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 + 8.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1959 — 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: 1.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $97,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Elbring Dr	0.21mi	3/1.5	864 (+4%)	3mo	$109,600	$127	80
6717 Thurston Ave	0.29mi	2/1.0 (-1)	840 (+1%)	2mo	$60,000	$71	79
116 Grether Ave	0.03mi	3/1.0	936 (+12%)	1mo	$109,900	$117	77
217 Anistasia Dr	0.30mi	3/1.5	864 (+4%)	4mo	$64,900	$75	74
116 Barto Dr	0.56mi	3/1.0	836 (+0%)	3mo	$115,000	$138	71
135 Anistasia Dr	0.28mi	2/1.0 (-1)	792 (-5%)	4mo	$94,900	$120	70
233 Buddie Ave	0.46mi	2/1.0 (-1)	862 (+4%)	0mo	$74,900	$87	67
141 Flora Dr	0.43mi	2/1.0 (-1)	800 (-4%)	5mo	$70,000	$88	64
43 Connolly Dr	0.50mi	2/1.0 (-1)	816 (-2%)	5mo	$116,900	$143	64
6640 Torlina Dr	0.35mi	2/1.0 (-1)	720 (-14%)	2mo	$89,500	$124	55
159 Flora Dr	0.46mi	2/1.0 (-1)	910 (+9%)	5mo	$37,500	$41	54
6625 Thurston Ave	0.40mi	2/1.0 (-1)	939 (+13%)	4mo	$74,900	$80	52

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $12,638
• Equity at exit: $17,132

10-year hold

• IRR: 22.2%
• Equity multiple: 3.32×
• Total profit: $74,700
• 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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $378

Break-even live

Break-even rent $887

Max offer price $114,900

Occupancy floor 67%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.13mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.16mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.19mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.22mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.27mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.31mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.38mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.39mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.39mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	20d	1	0.46mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.48mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.48mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	0.53mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.55mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.56mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.62mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.64mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.70mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.80mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.88mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.93mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.94mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	0.95mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.99mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.00mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	1.01mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	1.04mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	1.05mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	1.06mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	1.08mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	1.09mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	1.10mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	1.15mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	1.16mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.21mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	43d	1	1.24mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	1.30mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	43d	1	1.30mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	1.31mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	1.35mi

Listing history 8 events

1. 2026-06-18
   days on market $114,900 Active 8 DOM
2. 2026-06-17
   price $114,900 Active 7 DOM
3. 2026-06-17
   days on market $121,500 Active 7 DOM
4. 2026-06-16
   days on market $121,500 Active 6 DOM
5. 2026-06-15
   days on market $121,500 Active 5 DOM
6. 2026-06-13
   days on market $121,500 Active 3 DOM
7. 2026-06-13
   remarks 267-char remark
8. 2026-06-13
   listed $121,500 Active 2 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: $602 · $50/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$512/yr (+$43/mo · 85.1%)

ⓘ 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: $16,384
• − Mortgage interest: −$6,436
• − Property taxes: −$602
• − Insurance: −$574
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,343
• Taxable income: $2,808
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,863/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

+406.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $121,500 MARIS as Distributed by MLS Grid
• 2012-12-07 Sold (Public Records) $75,000 Public Records
• 1998-05-15 Sold (Public Records) $24,000 Public Records
• 1998-04-01 Sold (Public Records) — Public Records

Property tax history

-6.5%/yr

Latest (2022): $602 · +0.5% YoY. Source: county tax records.