10236 Tanner Dr · Dellwood, MO 63136

$89,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 34 Days on market

Built 1958 6,499 sqft lot $89/sqft · 37% below area Est $143k · 37% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Welcome to this 3-bedroom, 1-bath ranch home in the heart of St. Louis, Missouri, offering great potential for investors, renovators, or buyers looking to make a space their own. Sold as-is, this property features a functional layout with a bright living area that flows into the dining space, creating a solid foundation for future updates and personal touches. The kitchen offers ample cabinet storage and existing appliances, while each bedroom provides comfortable space and natural light. The full basement presents endless possibilities—finish it to add additional living space, a recreation area, workshop, or extra storage. Outside, the spacious backyard provides room to relax, garden

Key facts

• Bright living area
• Spacious backyard
• Full basement

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• AMPLE CABINET STORAGE
• FULL BASEMENT
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Driveway parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One-story house; Entry level on main floor; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built (year per public records)
• Exterior features: Level lot; Paved road frontage; Lot dimensions approximately 65 x 100

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Simulated wood flooring; Other appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $441 ($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: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#239 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lemasters Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $90k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $142,625
• List price: $89,900
• Delta: -36.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1646 Hudson Rd	0.22mi	3/1.0	1,014 (0%)	2mo	$164,500	$162	88
10515 Alliance Dr	0.31mi	3/1.0	1,014 (0%)	0mo	$112,900	$111	85
10418 Quaker Dr	0.26mi	3/1.5	1,014 (0%)	2mo	$64,900	$64	85
1923 Nashua Dr	0.55mi	3/1.0	1,014 (0%)	1mo	$149,900	$148	74
10257 Dacey Dr	0.60mi	3/1.5	1,014 (0%)	2mo	$120,000	$118	68
1716 Atmore Dr	0.42mi	3/1.0	950 (-6%)	2mo	$130,000	$137	68
10269 Dacey Dr	0.59mi	4/1.0 (+1)	1,014 (0%)	1mo	$169,000	$167	67
1354 Stein Rd	0.44mi	4/2.0 (+1)	982 (-3%)	2mo	$160,000	$163	64
1715 Hudson Rd	0.27mi	2/1.0 (-1)	1,145 (+13%)	1mo	$125,000	$109	60
1719 Newhall Ct	0.73mi	3/1.0	975 (-4%)	0mo	$120,000	$123	59
9871 Medford Dr	0.71mi	3/1.0	950 (-6%)	2mo	$124,900	$131	55
9863 Eastdell Dr	0.74mi	3/1.0	1,126 (+11%)	1mo	$139,900	$124	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.81×
• Total profit: $45,532
• Equity at exit: $44,481

10-year hold

• IRR: 31.0%
• Equity multiple: 5.87×
• Total profit: $122,602
• Equity at exit: $71,890

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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$471
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $441

Break-even live

Break-even rent $811

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $492	-5% $466	+0% $441	+5% $416	+10% $390
Rent	-10% $333	-5% $387	+0% $441	+5% $495	+10% $549
Rate	-1.0pp $486	-0.5pp $464	base $441	+0.5pp $418	+1.0pp $394

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
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.11mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.19mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.27mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.36mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.58mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.64mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.69mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.70mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.76mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.77mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.79mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.79mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.79mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.79mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.80mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.87mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.90mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.91mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.97mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.97mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	1.00mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.03mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.03mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.04mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	1.05mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	1.07mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	2d	1	1.14mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.14mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.15mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	1.16mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.16mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	1.17mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.19mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.20mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	1.23mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	1.23mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.24mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.30mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.32mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   days on market $89,900 Active 31 DOM
5. 2026-06-13
   days on market $89,900 Active 29 DOM
6. 2026-06-13
   days on market $89,900 Active 28 DOM
7. 2026-06-09
   days on market $89,900 Active 25 DOM
8. 2026-06-08
   days on market $89,900 Active 24 DOM
9. 2026-06-07
   days on market $89,900 Active 23 DOM
10. 2026-06-05
    days on market $89,900 Active 20 DOM
11. 2026-06-03
    days on market $89,900 Active 19 DOM
12. 2026-06-02
    days on market $89,900 Active 18 DOM
13. 2026-06-01
    days on market $89,900 Active 17 DOM
14. 2026-05-31
    days on market $89,900 Active 16 DOM
15. 2026-05-15
    listed $89,900 Active 889-char remark
16. 2010-12-06
    soldstatus $22,000
17. 1994-10-07
    soldstatus $42,500

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 5/10 Major 7 d/yr ≥106°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: $16,432
• − Mortgage interest: −$5,036
• − Property taxes: −$1,583
• − Insurance: −$450
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,615
• Taxable income: $4,120
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,303/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 of 324 in MO

Livability — Dellwood

• Score: 66/100
• State rank: #239
• US rank: #11618

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dellwood, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+111.5% since first listed

3 events — show timeline

• 2026-05-15 Listed $89,900 MARIS as Distributed by MLS Grid
• 2010-12-06 Sold (Public Records) $22,000 Public Records
• 1994-10-07 Sold (Public Records) $42,500 Public Records

Property tax history

+6.8%/yr

Latest (2022): $1,583 · +0.4% YoY. Source: county tax records.