14 Kenwood Dr · Hazelwood, MO 63042

$179,900

4 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 107 Days on market

Built 1956 0.37 ac lot $91/sqft · 25% below area Est $241k · 25% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

Key facts

• Large windows
• Open floor plan
• Built in bookcases

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• BUILT IN BOOKCASES
• LARGE WINDOWS
• OVERSIZED LEVEL BACKYARD
• QUIET ESTABLISHED COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

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: Armstrong Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 348 students, 83% 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).
• Market conditions: Rents rising fast (+4.5%/yr); 68 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 45% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $180k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $240,806
• List price: $179,900
• Delta: -25.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Airshire Pl	0.06mi	4/2.0	1,903 (-4%)	3mo	$220,000	$116	88
11 Hazelwood Ln	0.34mi	4/2.0	1,988 (+1%)	5mo	$259,900	$131	79
5 Norshire Ln	0.28mi	3/2.0 (-1)	1,899 (-4%)	22mo	$215,000	$113	57
735 Teson Rd	0.54mi	4/2.0	1,800 (-9%)	8mo	$239,900	$133	54
728 Undercliff Dr	0.47mi	3/2.5 (-1)	1,760 (-11%)	4mo	$199,900	$114	49
526 Haventree Dr	0.64mi	3/2.0 (-1)	2,002 (+1%)	22mo	$140,000	$70	45
903 Altavia Dr	0.71mi	4/2.5	1,890 (-4%)	20mo	$200,000	$106	41
11 Hazelwood Ct	0.39mi	3/1.0 (-1)	1,798 (-9%)	22mo	$190,000	$106	40
583 Candle Light Ln	0.72mi	3/1.5 (-1)	1,700 (-14%)	4mo	$180,000	$106	33
6711 Howdershell Rd	0.73mi	4/2.5	1,716 (-13%)	13mo	$139,900	$82	32

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,079
• Equity at exit: $26,824

10-year hold

• IRR: 5.0%
• Equity multiple: 1.39×
• Total profit: $19,561
• Equity at exit: $15,554

Cash invested: $50,372 (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 63042

• Rents YoY: 4.5%
• Active inventory: 68
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$943
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $225

Break-even live

Break-even rent $1,562

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $327	-5% $276	+0% $225	+5% $174	+10% $123
Rent	-10% $79	-5% $152	+0% $225	+5% $298	+10% $371
Rate	-1.0pp $315	-0.5pp $271	base $225	+0.5pp $178	+1.0pp $131

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Chapel Ridge Dr Hazelwood, MO	3.0	2.0	1248	$1,400	$1.12	18d	1	0.54mi
537 Lynn Haven Ln Hazelwood, MO	3.0	2.0	1242	$1,675	$1.35	25d	1	0.59mi
855 Teson Rd Hazelwood, MO	3.0	2.0	1562	$1,799	$1.15	19d	1	0.78mi
750 Carriage Ln Hazelwood, MO	4.0	2.0	1701	$2,026	$1.19	13d	1	0.83mi
16 Mary Rose Ct Hazelwood, MO	3.0	2.0	1506	$1,706	$1.13	16d	1	1.13mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $179,900 Pending 107 DOM
2. 2026-06-09
   days on market $179,900 Active 105 DOM
3. 2026-06-08
   days on market $179,900 Active 104 DOM
4. 2026-06-07
   days on market $179,900 Active 103 DOM
5. 2026-06-05
   days on market $179,900 Active 100 DOM
6. 2026-06-03
   days on market $179,900 Active 99 DOM
7. 2026-06-02
   days on market $179,900 Active 98 DOM
8. 2026-06-01
   days on market $179,900 Active 97 DOM
9. 2026-05-31
   days on market $179,900 Active 96 DOM
10. 2026-05-15
    price $179,900 888-char remark

    Show marketing remark (888 chars)

    This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

11. 2026-05-01
    price $189,900 888-char remark

    Show marketing remark (888 chars)

    This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

12. 2026-04-03
    price $199,900 888-char remark

    Show marketing remark (888 chars)

    This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

13. 2026-03-27
    price $204,900 888-char remark

    Show marketing remark (888 chars)

    This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

14. 2026-02-24
    listed $209,900 Active 888-char remark

    Show marketing remark (888 chars)

    This spacious three-bedroom, 2 bathroom ranch home in Kenwood Terrace offers nearly 2,000 square feet of single-level living space on an expansive 0.36-acre lot. The interior features an open floor plan with a functional kitchen-dining combo, a breakfast room, and a living area centered around a wood-burning fireplace and built-in bookcases. Large windows throughout provide natural light, while the primary level houses all four bedrooms for a convenient layout. Practical amenities include an attached two-car garage, a separate detached garage for additional storage or workshop space, and a slab foundation. The oversized, level backyard offers ample room for outdoor activities. Located near local parks and within the Hazelwood West school boundaries, this well-proportioned residence provides significant living space and a versatile floor plan in a quiet, established community.

15. 2019-02-20
    soldstatus $86,000
16. 2019-02-14
    soldstatus Closed 537-char remark

    Show marketing remark (537 chars)

    Calling all Boeing and Airport Employees! This home is located within minutes to Boeing and the Airport! Close to 2000 Square Feet of living Area. Over 1/3 Acre Level, Fenced and Treed Lot. 2 Car Garage. One Street Away from Tesson Park Estates. Bonus: One Level Living! Newer Carpet in Living Room and Hall in 2016. Most Windows Replaced in 2014. Roof 2005. The Furnace and Air Conditioner were replaced in 2010. Insulation was added in Crawl Space in 2012. Inside Plumbing and Outside to the Middle of the backyard was Updated in 2014.

17. 2019-02-01
    status Pending 537-char remark

    Show marketing remark (537 chars)

    Calling all Boeing and Airport Employees! This home is located within minutes to Boeing and the Airport! Close to 2000 Square Feet of living Area. Over 1/3 Acre Level, Fenced and Treed Lot. 2 Car Garage. One Street Away from Tesson Park Estates. Bonus: One Level Living! Newer Carpet in Living Room and Hall in 2016. Most Windows Replaced in 2014. Roof 2005. The Furnace and Air Conditioner were replaced in 2010. Insulation was added in Crawl Space in 2012. Inside Plumbing and Outside to the Middle of the backyard was Updated in 2014.

18. 2018-12-12
    price $99,900 537-char remark

    Show marketing remark (537 chars)

    Calling all Boeing and Airport Employees! This home is located within minutes to Boeing and the Airport! Close to 2000 Square Feet of living Area. Over 1/3 Acre Level, Fenced and Treed Lot. 2 Car Garage. One Street Away from Tesson Park Estates. Bonus: One Level Living! Newer Carpet in Living Room and Hall in 2016. Most Windows Replaced in 2014. Roof 2005. The Furnace and Air Conditioner were replaced in 2010. Insulation was added in Crawl Space in 2012. Inside Plumbing and Outside to the Middle of the backyard was Updated in 2014.

19. 2018-11-09
    listed $104,900 Active 537-char remark

    Show marketing remark (537 chars)

    Calling all Boeing and Airport Employees! This home is located within minutes to Boeing and the Airport! Close to 2000 Square Feet of living Area. Over 1/3 Acre Level, Fenced and Treed Lot. 2 Car Garage. One Street Away from Tesson Park Estates. Bonus: One Level Living! Newer Carpet in Living Room and Hall in 2016. Most Windows Replaced in 2014. Roof 2005. The Furnace and Air Conditioner were replaced in 2010. Insulation was added in Crawl Space in 2012. Inside Plumbing and Outside to the Middle of the backyard was Updated in 2014.

20. 2003-03-12
    soldstatus $52,000

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,590 · $216/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: $22,162
• − Mortgage interest: −$10,077
• − Property taxes: −$2,590
• − Insurance: −$900
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,233
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $2,742/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): 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

+246.0% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $204,900 MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $209,900 MARIS as Distributed by MLS Grid
• 2019-02-20 Sold (Public Records) $86,000 Public Records
• 2019-02-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-01 Pending — MARIS as Distributed by MLS Grid
• 2018-12-12 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2018-11-09 Listed $104,900 MARIS as Distributed by MLS Grid
• 2003-03-12 Sold (Public Records) $52,000 Public Records

Property tax history

+3.3%/yr

Latest (2022): $2,590 · +1.7% YoY. Source: county tax records.