258 Williams Blvd · Hazelwood, MO 63135

$129,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 5 Days on market

Built 1954 6,272 sqft lot $169/sqft · 127% above area

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please have offers in by Monday 8/11 at 1p with a response deadline for Tuesday 8/12 at 5pm. Property to be sold as-is. Seller to offer no inspections, repairs, and no utilities will be activated.

Key facts

• New flooring
• New water heater
• New appliances

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW FLOORING
• NEW INTERIOR DOORS
• NEW APPLIANCES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; 220 Volt electric service (Ameren); Cable, phone available; Natural gas available and connected; Water and sewer available and connected; Electricity available and connected
• Home design: Single family residence; Residential property; Two levels; Above-grade finished area from public records
• Construction: Concrete construction
• Exterior features: Panel doors; Back yard; Level lot

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Disposal; Microwave; Electric range/oven
• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Partially finished full basement with walk-out and walk-up access; ENERGY STAR qualified appliances; Stainless steel appliances; Dishwasher; Disposal; Microwave; Electric oven/range (free‑standing)
• Laundry & utility: Utilities include natural gas and electric service

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (1.0% below list).
• Recommended offer: $129k (1.0% below list) — sets the bar for 1% rule.

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: Halls Ferry Elementary (math 7% / reading 20%, grade F, #1,003 of 1,115 statewide, top 90%, 346 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago 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 $28k; list at $130k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,600 (1.0% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.99% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $80,188
• List price: $129,900
• Delta: 61.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Anistasia Dr	0.29mi	2/1.0	792 (+3%)	5mo	$94,900	$120	77
141 Flora Dr	0.35mi	2/1.0	800 (+4%)	5mo	$70,000	$88	73
6640 Torlina Dr	0.44mi	2/1.0	720 (-6%)	2mo	$89,500	$124	68
233 Buddie Ave	0.26mi	2/1.0	862 (+12%)	0mo	$74,900	$87	67
217 Anistasia Dr	0.10mi	3/1.5 (+1)	864 (+12%)	4mo	$64,900	$75	64
6717 Thurston Ave	0.41mi	2/1.0	840 (+9%)	2mo	$60,000	$71	64
43 Connolly Dr	0.49mi	2/1.0	816 (+6%)	5mo	$116,900	$143	63
110 Barto Dr	0.49mi	2/1.0	816 (+6%)	5mo	$65,000	$80	62
194 Elbring Dr	0.19mi	3/1.5 (+1)	864 (+12%)	3mo	$109,600	$127	61
100 Du Bourg Ln	0.58mi	2/1.0	816 (+6%)	6mo	$165,000	$202	58
6612 Torlina Dr	0.50mi	2/1.0	840 (+9%)	6mo	$50,000	$60	56
116 Barto Dr	0.48mi	3/1.0 (+1)	836 (+9%)	3mo	$115,000	$138	55

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-139
• Equity at exit: $19,369

10-year hold

• IRR: 13.8%
• Equity multiple: 2.34×
• Total profit: $48,862
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$681
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $222

Break-even live

Break-even rent $1,005

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $296	-5% $259	+0% $222	+5% $186	+10% $149
Rent	-10% $121	-5% $172	+0% $222	+5% $273	+10% $324
Rate	-1.0pp $288	-0.5pp $255	base $222	+0.5pp $189	+1.0pp $154

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	0.13mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	0.15mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.19mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.24mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	8d	1	0.27mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	0.28mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.30mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	0.30mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.33mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	0.36mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.45mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.45mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.45mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.46mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.46mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.47mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	0.51mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.53mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.53mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.77mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	0.81mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.86mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.87mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.88mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.91mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.92mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.97mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	1.04mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	44d	1	1.07mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	1.09mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	1.11mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	1.11mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	1.12mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	1.16mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	1.16mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	1.32mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.33mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.35mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	1.36mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	1.37mi

Listing history 13 events

1. 2026-05-11
   status Pending 1031-char remark
2. 2026-05-06
   listed $129,900 Active 1031-char remark
3. 2026-05-06
   historical $129,900 1031-char remark
4. 2025-09-04
   soldstatus Closed 196-char remark

   Show marketing remark (196 chars)

   Please have offers in by Monday 8/11 at 1p with a response deadline for Tuesday 8/12 at 5pm. Property to be sold as-is. Seller to offer no inspections, repairs, and no utilities will be activated.

5. 2025-08-12
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Please have offers in by Monday 8/11 at 1p with a response deadline for Tuesday 8/12 at 5pm. Property to be sold as-is. Seller to offer no inspections, repairs, and no utilities will be activated.

6. 2025-08-08
   listed $35,000 Active 196-char remark

   Show marketing remark (196 chars)

   Please have offers in by Monday 8/11 at 1p with a response deadline for Tuesday 8/12 at 5pm. Property to be sold as-is. Seller to offer no inspections, repairs, and no utilities will be activated.

7. 2018-08-28
   soldstatus $27,500
8. 2018-08-28
   soldstatus $33,888
9. 2012-01-10
   soldstatus

   Show marketing remark (91 chars)

   Small Frame Ranch with Vinyl siding, some hardwood floors, updated kitchen. Some TLC needed

10. 2011-11-11
    listed $13,500

    Show marketing remark (91 chars)

    Small Frame Ranch with Vinyl siding, some hardwood floors, updated kitchen. Some TLC needed

11. 2007-08-02
    soldstatus $70,000
12. 1999-05-28
    soldstatus $43,000
13. 1990-05-01
    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: $700 · $58/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$560/yr (+$47/mo · 80.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,432
• − Mortgage interest: −$7,276
• − Property taxes: −$700
• − Insurance: −$650
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,779
• Taxable income: $558
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,534/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

+202.1% since first listed

14 events — show timeline

• 2026-06-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $129,900 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $129,900 MARIS as Distributed by MLS Grid
• 2025-09-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-12 Pending — MARIS as Distributed by MLS Grid
• 2025-08-08 Listed $35,000 MARIS as Distributed by MLS Grid
• 2018-08-28 Sold (Public Records) $33,888 Public Records
• 2018-08-28 Sold (Public Records) $27,500 Public Records
• 2012-01-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-11-11 Listed $13,500 MARIS as Distributed by MLS Grid
• 2007-08-02 Sold (Public Records) $70,000 Public Records
• 1999-05-28 Sold (Public Records) $43,000 Public Records
• 1990-05-01 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2022): $700 · +0.5% YoY. Source: county tax records.