135 Becker Dr · Hazelwood, MO 63135

$99,900

1 bd · 1.5 ba · 928 sqft · SingleFamily public records · 3 Days on market

Built 1947 6,250 sqft lot Est $112k · 11% under

---

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 +26.8/30.0
• ARV discount +12.5/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Look no further than this move-in ready ranch in Hazelwood! A large front yard shaded by trees leads you inside to the bright living room. You'll love the abundance of natural light and painted wood floors that continue into all three bedrooms. The kitchen features stainless steel appliances and new LVP flooring. Off the kitchen is a charming room with built-in shelves that could serve as a dining room or bedroom. Two more spacious bedrooms, a full bathroom, and a laundry/utility room complete the space. You'll have extra room for storage in the shed, plus off-street parking. Moments from McCluer schools, with quick access to I-170 and I-270, this great home in a convenient location is one

Key facts

• Large front yard
• Built in shelves
• Bright living room

Tags

• MOVE IN READY
• LARGE FRONT YARD
• BRIGHT LIVING ROOM
• STAINLESS STEEL APPLIANCES
• NEW LVP FLOORING
• BUILT IN SHELVES

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Front porch; Shed(s); Level lot; Lot dimensions approximately 49 x 125 x 50 x 125

Interior

• Kitchen: Stainless steel appliances; Electric oven; Range hood; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Dedicated laundry room (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% 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.
• 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); 165 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $100k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1947 — 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: 1.14% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $112,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Flora Dr	0.07mi	2/1.0 (+1)	910 (-2%)	5mo	$37,500	$41	83
233 Buddie Ave	0.15mi	2/1.0 (+1)	862 (-7%)	0mo	$74,900	$87	74
141 Flora Dr	0.06mi	2/1.0 (+1)	800 (-14%)	5mo	$70,000	$88	63
43 Connolly Dr	0.12mi	2/1.0 (+1)	816 (-12%)	5mo	$116,900	$143	63
1825 S New Florissant Rd	0.24mi	2/1.0 (+1)	1,029 (+11%)	2mo	$125,000	$121	62
1865 Clover Ln	0.42mi	2/2.0 (+1)	988 (+6%)	4mo	$139,900	$142	59
135 Anistasia Dr	0.21mi	2/1.0 (+1)	792 (-15%)	5mo	$94,900	$120	55
30 Grether Ave	0.44mi	2/2.0 (+1)	1,058 (+14%)	4mo	$149,900	$142	46
6717 Thurston Ave	0.70mi	2/1.0 (+1)	840 (-10%)	2mo	$60,000	$71	43
8379 Midwood Ave	0.71mi	2/1.0 (+1)	1,052 (+13%)	2mo	$89,900	$85	36
1185 Saint Matthew Dr	0.63mi	2/1.0 (+1)	792 (-15%)	4mo	$128,000	$162	35
20 Derhake Rd	0.74mi	2/1.0 (+1)	792 (-15%)	1mo	$139,900	$177	34

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: 6.3%
• Equity multiple: 1.26×
• Total profit: $7,174
• Equity at exit: $14,895

10-year hold

• IRR: 19.5%
• Equity multiple: 3.00×
• Total profit: $55,892
• Equity at exit: $8,638

Cash invested: $27,972 (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: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $273

Break-even live

Break-even rent $792

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $329	-5% $301	+0% $273	+5% $244	+10% $216
Rent	-10% $183	-5% $228	+0% $273	+5% $318	+10% $363
Rate	-1.0pp $323	-0.5pp $298	base $273	+0.5pp $247	+1.0pp $221

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	8d	1	0.12mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.19mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.21mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	0.25mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	0.35mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.37mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.57mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	45d	5	0.70mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.84mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.84mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.95mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	1.24mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	1.30mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	1.38mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	1.41mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	1.44mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	1.45mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $99,900 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: $727 · $61/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$242/yr (+$20/mo · 33.4%)

ⓘ 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 · 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: $13,653
• − Mortgage interest: −$5,596
• − Property taxes: −$727
• − Insurance: −$500
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,906
• Taxable income: $1,740
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,855/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

+175.2% since first listed

5 events — show timeline

• 2026-06-18 Listed $99,900 MARIS as Distributed by MLS Grid
• 2017-08-22 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2003-09-30 Sold (Public Records) $36,300 Public Records
• 1987-07-01 Sold (Public Records) — Public Records
• 1981-07-01 Sold (Public Records) — Public Records

Property tax history

-4.3%/yr

Latest (2022): $727 · +0.5% YoY. Source: county tax records.