5239 Ville Anita Ct · Hazelwood, MO 63042

$260,000

6 bd · 2.0 ba · 1,820 sqft · MultiFamily public records · 27 Days on market

Built 1968 10,001 sqft lot $143/sqft · 17% below area Est $313k · 17% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Duplex with 3 bedrooms and 1 bath on each side. An investor special! Needs lots of work and some rehab. Full basement with walkout on each side. Some newer windows. Off street parking. Priced to sell. *Sale will be subject to court approval*

Key facts

• Brand new roof
• Cul-de-sac street
• 0.23 acre lot

Tags

• CUL-DE-SAC STREET
• PRIVATE WALKOUT BASEMENT
• BRAND NEW ROOF
• HAZELWOOD WEST SCHOOL DISTRICT
• STRONG UPSIDE POTENTIAL

Property features AI

Finance

• Financial info: Property used as residential income (2 units); All units leased; Gross income reported at $26,400; Owner pays grounds care and sewer

Exterior

• Utilities: Public water; Sewer connected (owner pays sewer); Ameren electric service; Natural gas connected
• Home design: Duplex / multi-family property; One level
• Construction: Brick veneer and frame construction
• Exterior features: Brick veneer and frame construction; Lot about 0.23 acres; No pool

Interior

• Kitchen: Gas water heater
• Bedrooms: Two 3-bedroom units
• Bathrooms: Two 1-bath units
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Full basement; Updated / remodeled condition
• Laundry & utility: Natural gas connected; Electricity connected

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive. Per door: $341/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.5%/yr); 68 active listings in the ZIP; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $2,961/mo this rent would consume 72% of the median local household income ($49k/yr) (locally 766% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $50k; list at $260k implies a 420% gain — meaningful room to come down on a strong offer.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.14% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $313,348
• List price: $260,000
• Delta: -17.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $5,660
• Equity at exit: $38,767

10-year hold

• IRR: 12.9%
• Equity multiple: 2.09×
• Total profit: $79,233
• Equity at exit: $22,480

Cash invested: $72,800 (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: 68
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,961 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $682

Break-even live

Break-even rent $2,097

Max offer price $260,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,960
Total (2 units)			$2,961

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   statusdays on market $260,000 Pending 27 DOM
2. 2026-06-07
   days on market $260,000 Active Under Contract 26 DOM
3. 2026-06-05
   days on market $260,000 Active Under Contract 23 DOM
4. 2026-06-03
   days on market $260,000 Active Under Contract 22 DOM
5. 2026-06-02
   days on market $260,000 Active Under Contract 21 DOM
6. 2026-06-01
   days on market $260,000 Active Under Contract 20 DOM
7. 2026-05-31
   days on market $260,000 Active Under Contract 19 DOM
8. 2026-05-12
   listed $270,000 Active 978-char remark
9. 2014-08-13
   soldstatus $50,000
10. 2014-08-08
    soldstatus 248-char remark

    Show marketing remark (248 chars)

    Duplex with 3 bedrooms and 1 bath on each side. An investor special! Needs lots of work and some rehab. Full basement with walkout on each side. Some newer windows. Off street parking. Priced to sell. *Sale will be subject to court approval*

11. 2014-07-01
    listed $55,000 248-char remark

    Show marketing remark (248 chars)

    Duplex with 3 bedrooms and 1 bath on each side. An investor special! Needs lots of work and some rehab. Full basement with walkout on each side. Some newer windows. Off street parking. Priced to sell. *Sale will be subject to court approval*

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$300/yr (+$25/mo · 13.5%)

ⓘ 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: $35,532
• − Mortgage interest: −$14,564
• − Property taxes: −$2,222
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,843
• − Management: −$2,843
• − Depreciation: −$7,564
• Taxable income: $4,197
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $7,179/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

+372.7% since first listed

7 events — show timeline

• 2026-06-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-29 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-21 Price Changed $260,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $270,000 MARIS as Distributed by MLS Grid
• 2014-08-13 Sold (Public Records) $50,000 Public Records
• 2014-08-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-07-01 Listed $55,000 MARIS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2022): $2,222 · +1.7% YoY. Source: county tax records.