9241 Halbrook Dr · Bellefontaine Neighbors, MO 63137

$82,000

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 72 Days on market

Built 1950 6,599 sqft lot $84/sqft · 30% below area Est $117k · 30% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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 MLS

Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

Key facts

• 6,599 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% 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+, schools F, crime 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.
• Market conditions: Rents rising fast (+6.6%/yr); 203 active listings in the ZIP; 31 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 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 $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $68k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1950 — 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 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?
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: 1.39% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (median comp): $117,389
• List price: $82,000
• Delta: -30.15%
• 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
1220 Duenke Dr	0.47mi	2/1.0	984 (+0%)	3mo	$89,900	$91	76
819 Portland Ter	0.47mi	2/1.0	936 (-5%)	1mo	$60,000	$64	70
9240 Hathaway Dr	0.63mi	2/1.0	982 (0%)	2mo	$130,000	$132	69
9426 Westchester Dr	0.69mi	2/1.0	982 (0%)	1mo	$68,900	$70	67
9481 Adler Ave	0.38mi	3/1.0 (+1)	1,046 (+6%)	3mo	$89,900	$86	64
817 Lebon Dr	0.40mi	2/1.0	884 (-10%)	2mo	$93,000	$105	64
828 Marias Dr	0.36mi	2/1.0	884 (-10%)	4mo	$64,900	$73	64
1147 Jolene Dr	0.36mi	3/2.0 (+1)	1,046 (+6%)	1mo	$149,000	$142	62
9456 Bagley Dr	0.72mi	2/2.0	982 (0%)	2mo	$55,000	$56	61
9418 Pattonwood Dr	0.69mi	3/2.0 (+1)	982 (0%)	3mo	$134,450	$137	57
8845 Portland Ter	0.49mi	2/1.0	1,116 (+14%)	2mo	$33,000	$30	53
8770 Jordan Ave	0.63mi	2/1.0	884 (-10%)	3mo	$48,000	$54	51

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: 10.2%
• Equity multiple: 1.42×
• Total profit: $9,695
• Equity at exit: $12,226

10-year hold

• IRR: 22.2%
• Equity multiple: 3.24×
• Total profit: $51,453
• Equity at exit: $7,090

Cash invested: $22,960 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$430
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $293

Break-even live

Break-even rent $764

Max offer price $82,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $317	+0% $293	+5% $270	+10% $247
Rent	-10% $204	-5% $249	+0% $293	+5% $338	+10% $383
Rate	-1.0pp $335	-0.5pp $314	base $293	+0.5pp $272	+1.0pp $251

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: $20,500
• Closing costs: $2,460
• 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	0.25mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	45d	1	0.39mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	25d	1	0.39mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.51mi
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
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	45d	1	0.53mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	45d	1	0.61mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	0.70mi
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	0.86mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	45d	1	0.91mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	25d	1	1.00mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	1.05mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	1.08mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	5d	2	1.10mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	45d	1	1.13mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	1.14mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	45d	1	1.15mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	45d	1	1.16mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	1.17mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	16d	3	1.23mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.26mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	1.30mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.31mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	1.32mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	45d	1	1.37mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	45d	1	1.42mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	1.45mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	1.48mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $82,000 Active 72 DOM
2. 2026-06-18
   days on market $82,000 Active 69 DOM
3. 2026-06-17
   days on market $82,000 Active 68 DOM
4. 2026-06-16
   days on market $82,000 Active 67 DOM
5. 2026-06-15
   days on market $82,000 Active 66 DOM
6. 2026-06-13
   days on market $82,000 Active 64 DOM
7. 2026-06-13
   days on market $82,000 Active 63 DOM
8. 2026-06-09
   days on market $82,000 Active 60 DOM
9. 2026-06-08
   days on market $82,000 Active 59 DOM
10. 2026-06-07
    days on market $82,000 Active 58 DOM
11. 2026-06-05
    days on market $82,000 Active 55 DOM
12. 2026-06-03
    days on market $82,000 Active 54 DOM
13. 2026-06-02
    days on market $82,000 Active 53 DOM
14. 2026-06-01
    days on market $82,000 Active 52 DOM
15. 2026-05-31
    days on market $82,000 Active 51 DOM
16. 2026-04-10
    listed $82,000 Active 201-char remark

    Show marketing remark (201 chars)

    Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

17. 2022-09-12
    soldstatus $68,000
18. 2020-04-22
    soldstatus Closed 259-char remark

    Show marketing remark (259 chars)

    Lovely ranch style home featuring 2 spacious bedrooms, partial finished basement nice fenced yard with patio and attached garage. Located close to amenities and major thoroughfares. This property has tons of potential and is waiting for your finishing touches

19. 2020-03-27
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Lovely ranch style home featuring 2 spacious bedrooms, partial finished basement nice fenced yard with patio and attached garage. Located close to amenities and major thoroughfares. This property has tons of potential and is waiting for your finishing touches

20. 2020-03-22
    listed $32,000 Active 259-char remark

    Show marketing remark (259 chars)

    Lovely ranch style home featuring 2 spacious bedrooms, partial finished basement nice fenced yard with patio and attached garage. Located close to amenities and major thoroughfares. This property has tons of potential and is waiting for your finishing touches

21. 2008-10-08
    soldstatus
22. 1988-09-01
    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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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: $13,629
• − Mortgage interest: −$4,593
• − Property taxes: −$1,675
• − Insurance: −$410
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,385
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $2,950/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

+156.2% since first listed

7 events — show timeline

• 2026-04-10 Listed $82,000 MARIS as Distributed by MLS Grid
• 2022-09-12 Sold (Public Records) $68,000 Public Records
• 2020-04-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-27 Pending — MARIS as Distributed by MLS Grid
• 2020-03-22 Listed $32,000 MARIS as Distributed by MLS Grid
• 2008-10-08 Sold (Public Records) — Public Records
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2022): $1,675 · +0.9% YoY. Source: county tax records.