215 Ryan Ave · Hazelwood, MO 63135

$89,900

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 79 Days on market

Built 1948 6,250 sqft lot $115/sqft · 14% above area Est $79k · 14% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Ferguson, Missouri, this one-story home offers 3 bedrooms and 1 full bathroom with a comfortable and functional layout. The property features inviting living spaces with plenty of natural light, providing practical single-level living. Situated in St. Louis County, the home offers convenient access to nearby shopping, dining, parks, and major roadways, making it easy to reach the greater St. Louis area while enjoying a quiet residential neighborhood setting.

Key facts

• One story home
• Convenient access
• Natural light

Tags

• ONE STORY HOME
• NATURAL LIGHT
• SINGLE LEVEL LIVING
• CONVENIENT ACCESS
• QUIET RESIDENTIAL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 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 (+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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.44% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $78,954
• List price: $89,900
• Delta: 13.86%
• 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	0.32mi	2/1.0	792 (+1%)	4mo	$94,900	$120	80
141 Flora Dr	0.36mi	2/1.0	800 (+2%)	5mo	$70,000	$88	76
233 Buddie Ave	0.25mi	2/1.0	862 (+10%)	0mo	$74,900	$87	72
110 Barto Dr	0.49mi	2/1.0	816 (+4%)	5mo	$65,000	$80	66
43 Connolly Dr	0.50mi	2/1.0	816 (+4%)	5mo	$116,900	$143	66
217 Anistasia Dr	0.15mi	3/1.5 (+1)	864 (+10%)	4mo	$64,900	$75	66
6717 Thurston Ave	0.47mi	2/1.0	840 (+7%)	2mo	$60,000	$71	65
100 Du Bourg Ln	0.54mi	2/1.0	816 (+4%)	6mo	$165,000	$202	63
194 Elbring Dr	0.24mi	3/1.5 (+1)	864 (+10%)	3mo	$109,600	$127	62
6640 Torlina Dr	0.50mi	2/1.0	720 (-8%)	2mo	$89,500	$124	62
116 Barto Dr	0.47mi	3/1.0 (+1)	836 (+7%)	3mo	$115,000	$138	59
6612 Torlina Dr	0.56mi	2/1.0	840 (+7%)	6mo	$50,000	$60	57

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: 19.6%
• Equity multiple: 1.84×
• Total profit: $21,205
• Equity at exit: $13,404

10-year hold

• IRR: 30.9%
• Equity multiple: 4.45×
• Total profit: $86,749
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$471
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $455

Break-even live

Break-even rent $715

Max offer price $89,900

Occupancy floor 60%

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: $22,475
• Closing costs: $2,697
• 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	20d	1	0.11mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	43d	1	0.14mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	17d	1	0.24mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	0.25mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	7d	1	0.26mi
204 Flora Dr Saint Louis, MO	1.0	1.0	760	$850	$1.12	7d	1	0.29mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	0.29mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	23d	1	0.30mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	0.38mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.41mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	43d	1	0.45mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	20d	1	0.47mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	23d	1	0.50mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	0.50mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	0.50mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.52mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.55mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.55mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	43d	1	0.55mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	43d	5	0.74mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	43d	1	0.83mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.84mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.85mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.88mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.90mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	23d	1	0.92mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	43d	1	0.95mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	1.02mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	1.05mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	1.10mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.11mi
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	23d	1	1.12mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	1.14mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	1.16mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	1.17mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	23d	1	1.34mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	1.34mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	43d	1	1.35mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	20d	1	1.36mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   days on market $89,900 Active 79 DOM
2. 2026-06-17
   days on market $89,900 Active 78 DOM
3. 2026-06-16
   days on market $89,900 Active 77 DOM
4. 2026-06-15
   days on market $89,900 Active 76 DOM
5. 2026-06-13
   days on market $89,900 Active 74 DOM
6. 2026-06-13
   days on market $89,900 Active 73 DOM
7. 2026-06-09
   days on market $89,900 Active 70 DOM
8. 2026-06-08
   days on market $89,900 Active 69 DOM
9. 2026-06-07
   days on market $89,900 Active 68 DOM
10. 2026-06-05
    days on market $89,900 Active 65 DOM
11. 2026-06-03
    days on market $89,900 Active 64 DOM
12. 2026-06-02
    days on market $89,900 Active 63 DOM
13. 2026-06-01
    days on market $89,900 Active 62 DOM
14. 2026-05-31
    days on market $89,900 Active 61 DOM
15. 2026-04-14
    status Active 473-char remark

    Show marketing remark (473 chars)

    Located in Ferguson, Missouri, this one-story home offers 3 bedrooms and 1 full bathroom with a comfortable and functional layout. The property features inviting living spaces with plenty of natural light, providing practical single-level living. Situated in St. Louis County, the home offers convenient access to nearby shopping, dining, parks, and major roadways, making it easy to reach the greater St. Louis area while enjoying a quiet residential neighborhood setting.

16. 2026-03-27
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Located in Ferguson, Missouri, this one-story home offers 3 bedrooms and 1 full bathroom with a comfortable and functional layout. The property features inviting living spaces with plenty of natural light, providing practical single-level living. Situated in St. Louis County, the home offers convenient access to nearby shopping, dining, parks, and major roadways, making it easy to reach the greater St. Louis area while enjoying a quiet residential neighborhood setting.

17. 2026-03-13
    listed $94,900 Active 473-char remark

    Show marketing remark (473 chars)

    Located in Ferguson, Missouri, this one-story home offers 3 bedrooms and 1 full bathroom with a comfortable and functional layout. The property features inviting living spaces with plenty of natural light, providing practical single-level living. Situated in St. Louis County, the home offers convenient access to nearby shopping, dining, parks, and major roadways, making it easy to reach the greater St. Louis area while enjoying a quiet residential neighborhood setting.

18. 2018-01-05
    soldstatus $1,067,500
19. 2016-09-30
    price $39,400
20. 2016-07-27
    price $39,900
21. 2014-05-21
    soldstatus $28,000
22. 2014-05-16
    soldstatus
23. 2014-02-06
    listed $29,900
24. 2013-12-23
    soldstatus $13,000
25. 2013-12-20
    soldstatus
26. 2013-01-07
    listed $18,900
27. 2009-11-10
    soldstatus $32,000
28. 2005-07-08
    soldstatus $42,500
29. 2005-06-29
    soldstatus $37,000
30. 2005-03-01
    soldstatus
31. 1995-06-12
    soldstatus $32,500
32. 1995-02-02
    soldstatus
33. 1995-02-01
    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: $673 · $56/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$199/yr (+$17/mo · 29.6%)

ⓘ 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: $15,490
• − Mortgage interest: −$5,036
• − Property taxes: −$673
• − Insurance: −$450
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,615
• Taxable income: $4,238
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,440/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

+192.0% since first listed

19 events — show timeline

• 2026-04-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-27 Pending — MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $94,900 MARIS as Distributed by MLS Grid
• 2018-01-05 Sold (Public Records) $1,067,500 Public Records
• 2016-09-30 Price Changed $39,400 MARIS as Distributed by MLS Grid
• 2016-07-27 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2014-05-21 Sold (Public Records) $28,000 Public Records
• 2014-05-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-02-06 Listed $29,900 MARIS as Distributed by MLS Grid
• 2013-12-23 Sold (Public Records) $13,000 Public Records
• 2013-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-01-07 Listed $18,900 MARIS as Distributed by MLS Grid
• 2009-11-10 Sold (Public Records) $32,000 Public Records
• 2005-07-08 Sold (Public Records) $42,500 Public Records
• 2005-06-29 Sold (Public Records) $37,000 Public Records
• 2005-03-01 Sold (Public Records) — Public Records
• 1995-06-12 Sold (Public Records) $32,500 Public Records
• 1995-02-02 Sold (Public Records) — Public Records
• 1995-02-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2022): $673 · +0.5% YoY. Source: county tax records.