1466 El Camino Dr · Hazelwood, MO 63031

$215,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1966 7,810 sqft lot Est $185k · 16% over

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Why this score? — see what drove the F 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 +7.5/30.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.7/10.0
• DSCR +1.6/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this beautifully updated ranch home featuring three bedrooms with upgrades throughout on the main floor. Updated flooring, cabinets, paint, bathroom, and more. Step outside to enjoy a fully fenced backyard, covered deck, inviting front porch, and excellent curb appeal with established landscaping. The backyard is ideal for pets, play, and outdoor entertaining. The full basement is perfect for a recreation or bonus living space—along with ample storage and laundry options. HVAC new 2023, New windows 2026, New Paint, Roof new 2021

Key facts

• 7,810 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Living area reported as 1,556 total (1,056 above grade, 500 below grade)

Exterior

• Parking: Attached garage (2 spaces); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Electric service (other)
• Home design: Single family residence; Updated/remodeled condition; One level; House structure
• Construction: Brick and vinyl siding construction; Architectural shingle roof; Concrete perimeter foundation; Built (year source: public records)
• Exterior features: Covered patio/porch areas; Deck; Patio; Porch; Fenced yard; Back yard

Interior

• Kitchen: Free-standing gas oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Partially finished basement with 8'+ poured concrete; Basement present; Fireplace in family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (33.3% below list).
• Recommended offer: $143k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 7.3% in Hazelwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Russell Elem. (math 12% / reading 37%, grade F, #879 of 1,115 statewide, top 81%, 409 students, 49% 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) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $215k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $143,444 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $184,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 La Cuesta Dr	0.09mi	3/2.0	1,120 (+6%)	2mo	$215,000	$192	80
7240 Howdershell	0.26mi	4/2.0 (+1)	1,032 (-2%)	4mo	$130,000	$126	72
1890 Caposele Ln	0.42mi	3/1.0	1,025 (-3%)	5mo	$175,000	$171	71
7250 Howdershell Rd	0.25mi	3/1.0	950 (-10%)	7mo	$109,900	$116	66
7333 Gerardini Dr	0.45mi	3/2.0	1,032 (-2%)	13mo	$229,999	$223	60
1782 Oliveto Ln	0.50mi	3/2.0	950 (-10%)	3mo	$209,000	$220	54
6902 Howdershell Rd	0.63mi	3/1.0	960 (-9%)	4mo	$150,000	$156	52
1945 Tahoe Dr	0.40mi	3/1.0	912 (-14%)	10mo	$159,900	$175	50
845 Riderwood Dr	0.57mi	3/1.0	960 (-9%)	10mo	$149,375	$156	50
939 Altavia Dr	0.75mi	3/2.0	1,040 (-2%)	12mo	$205,000	$197	48
1520 Tahoe Dr	0.69mi	3/1.0	956 (-10%)	6mo	$139,900	$146	47
714 Lynn Haven Ln	0.71mi	4/2.0 (+1)	1,204 (+14%)	2mo	$219,000	$182	33

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.17×
• Total profit: $-49,963
• Equity at exit: $32,057

10-year hold

• IRR: -16.4%
• Equity multiple: 0.04×
• Total profit: $-57,642
• Equity at exit: $18,589

Cash invested: $60,200 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-266

Break-even live

Break-even rent $1,771

Max offer price $167,992

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-205	+0% $-266	+5% $-327	+10% $-388
Rent	-10% $-379	-5% $-323	+0% $-266	+5% $-209	+10% $-153
Rate	-1.0pp $-158	-0.5pp $-211	base $-266	+0.5pp $-322	+1.0pp $-378

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7323 Landi Ct Hazelwood, MO	3.0	1.5	1032	$1,495	$1.45	0d	1	0.56mi
1052 Teson Rd Unit 1068D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	18d	1	0.66mi
1052 Teson Rd Unit 1048A Hazelwood, MO	2.0	1.0	800	$995	$1.24	45d	1	0.66mi
1052 Teson Rd Unit 1064D Hazelwood, MO	2.0	1.0	800	$1,000	$1.25	45d	1	0.66mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	0d	14	0.80mi
623 Holiday Ave Hazelwood, MO	3.0	2.0	1176	$1,591	$1.35	14d	1	0.84mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	25d	1	0.99mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	45d	1	1.09mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	45d	1	1.11mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	25d	1	1.14mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	4d	1	1.23mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	45d	1	1.26mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	0d	1	1.30mi
1505 Miller Dr Florissant, MO	3.0	3.0	1246	$1,750	$1.40	0d	1	1.30mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	19d	1	1.42mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   status Active
3. 2026-03-03
   status Pending
4. 2026-02-27
   listed $215,000 Active
5. 2026-02-24
   historical $215,000
6. 2016-11-16
   soldstatus $105,000
7. 1987-02-01
   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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 · 20 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: $17,213
• − Mortgage interest: −$12,043
• − Property taxes: −$2,187
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$6,255
• Taxable loss: −$7,101
• Est. tax savings @ 24.0%: +$1,704
• After-tax cash flow: $-1,489/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): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

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 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 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: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• 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

+104.8% since first listed

7 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-03 Pending — MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $215,000 MARIS as Distributed by MLS Grid
• 2026-02-24 Coming Soon $215,000 MARIS as Distributed by MLS Grid
• 2016-11-16 Sold (Public Records) $105,000 Public Records
• 1987-02-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $2,187 · +1.7% YoY. Source: county tax records.