8729 Sieloff Dr Unit C · Hazelwood, MO 63042

$60,000

3 bd · 1.0 ba · 1,000 sqft · Condo public records · 45 Days on market

Built 1965

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom units in this phase do not come up often so don't miss your chance! This first-floor condo offers comfort and convenience in one easy package. Inside, you'll find a bright living area and a functional kitchen with plenty of counter space for everyday living. There is luxury vinyl tile throughout for easy-care maintenance. All three bedrooms are generously sized. The bathroom has been updated with new shower enclosure. Outside, the private patio gives you a great spot to enjoy some fresh air, while the first-floor location means easy access without stairs. Additional perks include an in-building laundry, additional storage, and designated parking. The monthly condo fee includes water, sewer, trash, and some insurance coverage, making ownership even more affordable. Owner occupants only, no rentals. Great location near shopping, dining, and quick access to I-270 and I-170. Cash or conventional financing only. To view the 360 tour, please visit: https://my.360tourlink.com/25ece962-8715-44bb-9792-6091b4998fee?type=unbranded (Some third party sites remove the link so please contact your agent for a virtual look inside.)

Key facts

• Functional kitchen
• Bright living area
• Private patio

Tags

• FIRST FLOOR CONDO
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• LUXURY VINYL TILE
• UPDATED SHOWER ENCLOSURE
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: schools D-, crime F, amenities 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.
• Market conditions: Rents rising fast (+4.5%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $60k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.25% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.52%
• DSCR: 2.49
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.33×
• Total profit: $22,298
• Equity at exit: $8,946

10-year hold

• IRR: 39.1%
• Equity multiple: 4.98×
• Total profit: $66,895
• Equity at exit: $5,188

Cash invested: $16,800 (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: 69
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$315
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$25
• HOA est. from 10 same-building comps: −$212
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $469

Break-even live

Break-even rent $757

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $503	-5% $486	+0% $469	+5% $452	+10% $435
Rent	-10% $363	-5% $416	+0% $469	+5% $523	+10% $576
Rate	-1.0pp $499	-0.5pp $485	base $469	+0.5pp $454	+1.0pp $438

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7437 Hazelcrest Dr Unit H Hazelwood, MO	3.0	1.0	1000	$1,000	$1.00	8d	1	0.14mi
240 Chez Vant Ct Hazelwood, MO	2.0	1.5	1440	$1,350	$0.94	44d	1	0.50mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	44d	1	0.52mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	44d	5	0.53mi
17 Valley Dr Florissant, MO	2.0	2.0	1356	$1,525	$1.12	44d	1	0.77mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.78mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	0.79mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	0.80mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	0.80mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	3d	4	0.89mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	0.91mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	44d	1	0.95mi
5 Santa Cruz Dr Florissant, MO	2.0	1.0	1410	$1,411	$1.00	17d	1	0.98mi
7404 Olian Dr Hazelwood, MO	2.0	1.0	870	$925	$1.06	44d	1	1.01mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	1.01mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	18d	1	1.02mi
446 Olian Dr Hazelwood, MO	2.0	1.0	880	$975	$1.11	3d	1	1.03mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.06mi
1250 S New Florissant Rd Florissant, MO	2.0	1.0	1150	$1,500	$1.30	15d	1	1.06mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.06mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.07mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.07mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	1.08mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	44d	1	1.15mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.16mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.17mi
1280 Saint Catherine St Florissant, MO	3.0	1.0	1274	$1,600	$1.26	15d	1	1.21mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	1.21mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	44d	1	1.22mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	1.22mi
1545 Washington St Florissant, MO	3.0	1.5	1337	$2,055	$1.54	4d	1	1.22mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	24d	1	1.23mi
6698 Amora Ave Berkeley, MO	2.0–3.0	1.5	1625	$1,500	$0.92	44d	1	1.27mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.31mi
532 Holiday Ave Hazelwood, MO	3.0	1.0	912	$1,350	$1.48	44d	1	1.31mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	1.33mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	44d	1	1.33mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	44d	1	1.35mi
508 Saratoga Ln Hazelwood, MO	3.0	1.0	988	$1,306	$1.32	24d	1	1.37mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	24d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-02
   status Pending 1146-char remark

   Show marketing remark (1146 chars)

   Three bedroom units in this phase do not come up often so don't miss your chance! This first-floor condo offers comfort and convenience in one easy package. Inside, you'll find a bright living area and a functional kitchen with plenty of counter space for everyday living. There is luxury vinyl tile throughout for easy-care maintenance. All three bedrooms are generously sized. The bathroom has been updated with new shower enclosure. Outside, the private patio gives you a great spot to enjoy some fresh air, while the first-floor location means easy access without stairs. Additional perks include an in-building laundry, additional storage, and designated parking. The monthly condo fee includes water, sewer, trash, and some insurance coverage, making ownership even more affordable. Owner occupants only, no rentals. Great location near shopping, dining, and quick access to I-270 and I-170. Cash or conventional financing only. To view the 360 tour, please visit: https://my.360tourlink.com/25ece962-8715-44bb-9792-6091b4998fee?type=unbranded (Some third party sites remove the link so please contact your agent for a virtual look inside.)

2. 2026-03-18
   listed $60,000 Active 1146-char remark

   Show marketing remark (1146 chars)

   Three bedroom units in this phase do not come up often so don't miss your chance! This first-floor condo offers comfort and convenience in one easy package. Inside, you'll find a bright living area and a functional kitchen with plenty of counter space for everyday living. There is luxury vinyl tile throughout for easy-care maintenance. All three bedrooms are generously sized. The bathroom has been updated with new shower enclosure. Outside, the private patio gives you a great spot to enjoy some fresh air, while the first-floor location means easy access without stairs. Additional perks include an in-building laundry, additional storage, and designated parking. The monthly condo fee includes water, sewer, trash, and some insurance coverage, making ownership even more affordable. Owner occupants only, no rentals. Great location near shopping, dining, and quick access to I-270 and I-170. Cash or conventional financing only. To view the 360 tour, please visit: https://my.360tourlink.com/25ece962-8715-44bb-9792-6091b4998fee?type=unbranded (Some third party sites remove the link so please contact your agent for a virtual look inside.)

3. 2000-06-27
   soldstatus $37,000
4. 1989-08-02
   soldstatus $39,500

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$25/yr (+$2/mo · 4.4%)

ⓘ 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 5/10 Major 7 d/yr ≥105°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: $16,213
• − Mortgage interest: −$3,361
• − Property taxes: −$557
• − Insurance: −$300
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$2,544
• − Depreciation: −$1,745
• Taxable income: $5,111
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $4,405/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): 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

+51.9% since first listed

4 events — show timeline

• 2026-05-02 Pending — MARIS as Distributed by MLS Grid
• 2026-03-18 Listed $60,000 MARIS as Distributed by MLS Grid
• 2000-06-27 Sold (Public Records) $37,000 Public Records
• 1989-08-02 Sold (Public Records) $39,500 Public Records

Property tax history

-2.0%/yr

Latest (2022): $557 · +0.6% YoY. Source: county tax records.