9248 Filibert Dr · Bellefontaine Neighbors, MO 63137

$84,900

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 45 Days on market

Built 1950 0.28 ac lot $86/sqft · 24% below area Est $112k · 24% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming mid-century brick ranch located in the established Bellefontaine Neighbors community. Built in the early 1950s, this single-story home offers a classic, functional layout with solid construction and timeless curb appeal. The exterior features durable brick siding and a low-pitch gable roof, reflecting the quality craftsmanship of its era. Inside, the home provides a practical floor plan with comfortable living spaces ready for personalization or modern updates. The property sits on a generously sized lot with mature surroundings and ample outdoor space for gardening, recreation, or future enhancements. A slab-on-grade foundation supports easy single-level living with no interior st

Key facts

• Ample outdoor space
• Accessible location
• Generously sized lot

Tags

• BRICK RANCH
• LOW-PITCH GABLE ROOF
• SLAB-ON-GRADE FOUNDATION
• GENEROUSLY SIZED LOT
• AMPLE OUTDOOR SPACE
• ACCESSIBLE LOCATION

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Lot dimensions approximately 60 x 203
• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: No HOA information specified

Exterior

• Parking: Attached 1-car garage; Total 1 parking space
• Security: No security features specified
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One-story house; Entry level: main; Brick construction; Composition roof
• Construction: Brick exterior; Composition roof; Slab foundation; Public records indicate 982 above-grade finished area
• Exterior features: Level lot; Paved road access; Shed(s); No pool

Interior

• Kitchen: Gas water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating system; Central air conditioning (electric)
• Interior features: Insulated windows; Tilt-in windows; Partially finished basement
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#592 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, crime F, 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: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 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 (+6.6%/yr); 203 active listings in the ZIP; 31 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; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($43k/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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $82,353 (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 1950 — 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 F-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 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?
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: 1.33% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $112,075
• List price: $84,900
• Delta: -24.25%
• 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
1110 Duenke Dr	0.43mi	2/1.0	984 (+0%)	5mo	$74,900	$76	75
1220 Duenke Dr	0.54mi	2/1.0	984 (+0%)	3mo	$89,900	$91	72
819 Portland Ter	0.47mi	2/1.0	936 (-5%)	1mo	$60,000	$64	70
817 Lebon Dr	0.32mi	2/1.0	884 (-10%)	2mo	$93,000	$105	67
828 Marias Dr	0.29mi	2/1.0	884 (-10%)	4mo	$64,900	$73	67
9240 Hathaway Dr	0.70mi	2/1.0	982 (0%)	2mo	$130,000	$132	66
9481 Adler Ave	0.42mi	3/1.0 (+1)	1,046 (+6%)	3mo	$89,900	$86	62
1147 Jolene Dr	0.42mi	3/2.0 (+1)	1,046 (+6%)	1mo	$149,000	$142	60
8845 Portland Ter	0.50mi	2/1.0	1,116 (+14%)	2mo	$33,000	$30	53
8770 Jordan Ave	0.65mi	2/1.0	884 (-10%)	3mo	$48,000	$54	51
9701 Colony Dr	0.75mi	2/1.0	1,060 (+8%)	5mo	$80,000	$75	48
1067 Melvin Ave	0.71mi	3/1.0 (+1)	1,050 (+7%)	4mo	$77,900	$74	47

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $8,645
• Equity at exit: $12,659

10-year hold

• IRR: 21.0%
• Equity multiple: 3.09×
• Total profit: $49,711
• Equity at exit: $7,341

Cash invested: $23,772 (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 63137

• Rents YoY: 6.6%
• Active inventory: 203
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$445
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $285

Break-even live

Break-even rent $771

Max offer price $84,900

Occupancy floor 70%

Sensitivity live

Price	-10% $333	-5% $309	+0% $285	+5% $261	+10% $237
Rent	-10% $195	-5% $240	+0% $285	+5% $329	+10% $374
Rate	-1.0pp $328	-0.5pp $306	base $285	+0.5pp $263	+1.0pp $240

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	25d	1	0.23mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	45d	1	0.35mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	25d	1	0.35mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	45d	1	0.53mi
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	25d	1	0.53mi
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	45d	1	0.53mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.57mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	45d	1	0.59mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	0.76mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.86mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	17d	1	0.89mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	45d	1	0.90mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	25d	1	0.97mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	45d	1	1.09mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	1.09mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	1.09mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	1.10mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	45d	1	1.11mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	45d	1	1.11mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	5d	2	1.12mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	1.13mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	1.18mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	16d	3	1.19mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.23mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	1.29mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.32mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	45d	1	1.33mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	1.33mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	45d	1	1.38mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	1.46mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $84,900 Active 45 DOM
2. 2026-06-18
   days on market $84,900 Active 42 DOM
3. 2026-06-17
   days on market $84,900 Active 41 DOM
4. 2026-06-16
   days on market $84,900 Active 40 DOM
5. 2026-06-15
   days on market $84,900 Active 39 DOM
6. 2026-06-13
   days on market $84,900 Active 37 DOM
7. 2026-06-13
   pricedays on market $84,900 Active 36 DOM
8. 2026-06-09
   days on market $89,900 Active 33 DOM
9. 2026-06-08
   days on market $89,900 Active 32 DOM
10. 2026-06-07
    days on market $89,900 Active 31 DOM
11. 2026-06-05
    days on market $89,900 Active 28 DOM
12. 2026-06-03
    days on market $89,900 Active 27 DOM
13. 2026-06-02
    days on market $89,900 Active 26 DOM
14. 2026-06-01
    days on market $89,900 Active 25 DOM
15. 2026-05-31
    days on market $89,900 Active 24 DOM
16. 2026-05-07
    listed $89,900 Active 989-char remark
17. 2022-10-11
    soldstatus $140,361
18. 2016-02-22
    soldstatus
19. 2015-03-23
    soldstatus $23,000
20. 1989-11-01
    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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,573
• − Mortgage interest: −$4,756
• − Property taxes: −$1,538
• − Insurance: −$424
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,470
• Taxable income: $2,213
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,886/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 — Bellefontaine Neighbors

• Score: 58/100
• State rank: #592
• US rank: #20944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefontaine Neighbors, MO
• County: Saint Louis County · 888,823 people
• City population: 19,684
• Metro: St. Louis, MO-IL
• Population (ZIP): 19,684
• Household income: $43,422
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1863.0

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 (82%)
• Race & ethnicity: Black 82% White 13% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 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: ▼ -96.70%
• Current HPI: 130.6765
• Rent YoY: ▲ 6.59%
• 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

+269.1% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $89,900 MARIS as Distributed by MLS Grid
• 2022-10-11 Sold (Public Records) $140,361 Public Records
• 2016-02-22 Sold (Public Records) — Public Records
• 2015-03-23 Sold (Public Records) $23,000 Public Records
• 1989-11-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2022): $1,538 · +0.9% YoY. Source: county tax records.