10138 Imperial Dr · Dellwood, MO 63136

$14,000

1 bd · 1.0 ba · 648 sqft · SingleFamily public records · 31 Days on market

Built 1948 0.30 ac lot $22/sqft · 75% below area ↓ 60% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Investor special in North County priced to move. 2 bed, 2 bath home on a nice corner lot. Full rehab needed—ideal for an experienced investor looking for a value-add opportunity. Shotgun-style layout with second bedroom. Strong potential for flip or rental with the right renovation plan. Sold as-is, seller to do no inspections or repairs. Bring your contractor and vision—don’t miss this one.

Key facts

• 0.3 acre lot
• Built 1948
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $14k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 54.0% vs local median 10.4% in Dellwood — 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 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-, schools D, crime D-.
• 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 (+5.0%/yr); 376 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $628 of equity ($97 loan paydown + $531 appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.20% ✓
• Cap rate: 54.02%
• Cash-on-cash: 170.44%
• DSCR: 8.58
• GRM: 1.3

CMA / ARV

• ARV (median comp): $56,974
• List price: $14,000
• Delta: -75.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10138 Imperial Dr	0.00mi	2/2.0 (+1)	648 (0%)	1mo	$14,000	$22	90
10081 Green Valley Dr	0.21mi	2/1.0 (+1)	696 (+7%)	10mo	$60,000	$86	64
10035 Clairmont Dr	0.20mi	2/1.0 (+1)	735 (+13%)	1mo	$74,900	$102	62
10154 Imperial Dr	0.05mi	2/1.0 (+1)	720 (+11%)	15mo	$79,900	$111	61
324 N Floridale Ave	0.74mi	2/1.0 (+1)	624 (-4%)	6mo	$35,000	$56	49
1907 Green Valley Dr	0.38mi	2/1.0 (+1)	720 (+11%)	12mo	$49,900	$69	49

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: —
• Equity multiple: 11.08×
• Total profit: $39,528
• Equity at exit: $6,927

10-year hold

• IRR: —
• Equity multiple: 24.76×
• Total profit: $93,130
• Equity at exit: $11,195

Cash invested: $3,920 (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: 376
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$73
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $557

Break-even live

Break-even rent $163

Max offer price $14,000

Occupancy floor 31%

Sensitivity live

Price	-10% $565	-5% $561	+0% $557	+5% $553	+10% $549
Rent	-10% $488	-5% $522	+0% $557	+5% $591	+10% $625
Rate	-1.0pp $564	-0.5pp $560	base $557	+0.5pp $553	+1.0pp $549

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10032 Neville Walk Unit 10016C St. Louis, MO	1.0	1.0	720	$855	$1.19	0d	1	0.31mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$702	$1.04	0d	23	0.78mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$810	$0.92	45d	1	1.08mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$750	$1.06	0d	6	1.11mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$875	$1.06	45d	1	1.44mi

Listing history 9 events

1. 2026-05-04
   historical Active Under Contract 412-char remark

   Show marketing remark (412 chars)

   Investor special in North County priced to move. 2 bed, 2 bath home on a nice corner lot. Full rehab needed—ideal for an experienced investor looking for a value-add opportunity. Shotgun-style layout with second bedroom. Strong potential for flip or rental with the right renovation plan. Sold as-is, seller to do no inspections or repairs. Bring your contractor and vision—don’t miss this one.

2. 2026-04-30
   price $14,000 412-char remark

   Show marketing remark (412 chars)

   Investor special in North County priced to move. 2 bed, 2 bath home on a nice corner lot. Full rehab needed—ideal for an experienced investor looking for a value-add opportunity. Shotgun-style layout with second bedroom. Strong potential for flip or rental with the right renovation plan. Sold as-is, seller to do no inspections or repairs. Bring your contractor and vision—don’t miss this one.

3. 2026-04-20
   listed $22,000 Active 412-char remark

   Show marketing remark (412 chars)

   Investor special in North County priced to move. 2 bed, 2 bath home on a nice corner lot. Full rehab needed—ideal for an experienced investor looking for a value-add opportunity. Shotgun-style layout with second bedroom. Strong potential for flip or rental with the right renovation plan. Sold as-is, seller to do no inspections or repairs. Bring your contractor and vision—don’t miss this one.

4. 2026-04-18
   historical $22,000 412-char remark

   Show marketing remark (412 chars)

   Investor special in North County priced to move. 2 bed, 2 bath home on a nice corner lot. Full rehab needed—ideal for an experienced investor looking for a value-add opportunity. Shotgun-style layout with second bedroom. Strong potential for flip or rental with the right renovation plan. Sold as-is, seller to do no inspections or repairs. Bring your contractor and vision—don’t miss this one.

5. 2023-08-01
   historical
6. 2023-04-10
   listed $34,900 Active
7. 2023-03-10
   soldstatus
8. 2023-01-12
   price $30,000
9. 2023-01-12
   price $35,000

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,412
• − Mortgage interest: −$784
• − Property taxes: −$593
• − Insurance: −$70
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$407
• Taxable income: $6,891
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $5,027/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

• 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

-60.0% since first listed

9 events — show timeline

• 2026-05-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $14,000 MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $22,000 MARIS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $22,000 MARIS as Distributed by MLS Grid
• 2023-08-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-10 Listed $34,900 MARIS as Distributed by MLS Grid
• 2023-03-10 Sold (Public Records) — Public Records
• 2023-01-12 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2023-01-12 Price Changed $35,000 MARIS as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2022): $593 · +0.4% YoY. Source: county tax records.