10025 Knollcrest Dr · Dellwood, MO 63136

$81,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 49 Days on market

Built 1949 0.46 ac lot $95/sqft · 29% below area Est $115k · 29% 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 MLS

Welcome to your Canvas! This two-bed, one-bath home with an attached garage. A welcoming covered porch as you approach the front door. Inside, the combined dining and living area, with hardwood floors throughout. Ample front and back yard space, this home is not just a living space but a canvas to make it whatever your heart desires!

Key facts

• 0.46 acre lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Has a garage
• Utilities: Public water; Public sewer; 220-volt electric service; Electricity connected
• Home design: Single-family residential home; One story
• Construction: Brick and frame construction
• Exterior features: Back and front yard; Few trees; Level lot; Near public transit

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Basement with poured concrete and 8+ ft ceilings

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 $425 ($5k/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: $79k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 10.4% in Dellwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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 (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 36% 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 ($566 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,443 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1949 — 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: 1.51% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $114,640
• List price: $81,900
• Delta: -28.56%
• 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
10020 Dellridge Ln	0.17mi	2/1.0	816 (-6%)	1mo	$49,900	$61	82
1829 Chambers Rd	0.31mi	2/1.0	816 (-6%)	1mo	$34,900	$43	75
9828 Lorna Ln	0.23mi	2/1.0	792 (-8%)	2mo	$65,000	$82	74
10038 Balboa Dr	0.45mi	3/1.0 (+1)	864 (0%)	2mo	$49,900	$58	73
9871 Medford Dr	0.13mi	3/1.0 (+1)	950 (+10%)	2mo	$124,900	$131	71
1679 Maldon Ln	0.41mi	2/1.0	816 (-6%)	4mo	$85,000	$104	68
1719 Newhall Ct	0.15mi	3/1.0 (+1)	975 (+13%)	0mo	$120,000	$123	66
324 Gage Dr	0.72mi	2/1.0	875 (+1%)	1mo	$68,000	$78	64
10035 Clairmont Dr	0.25mi	2/1.0	735 (-15%)	1mo	$74,900	$102	62
9840 Green Valley Dr	0.61mi	2/1.0	816 (-6%)	2mo	$83,000	$102	61
9606 Lifford Ct	0.63mi	2/1.0	800 (-7%)	1mo	$130,000	$163	58
9858 Green Valley Dr	0.58mi	3/2.0 (+1)	936 (+8%)	2mo	$74,900	$80	48

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: 31.4%
• Equity multiple: 2.87×
• Total profit: $42,903
• Equity at exit: $40,523

10-year hold

• IRR: 32.0%
• Equity multiple: 6.00×
• Total profit: $114,661
• Equity at exit: $65,492

Cash invested: $22,932 (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: $1,239 high
• Mortgage (P&I): −$429
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $425

Break-even live

Break-even rent $701

Max offer price $81,900

Occupancy floor 61%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.15mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.21mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.21mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.25mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.26mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.30mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.31mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.42mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.47mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.52mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.55mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.56mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.57mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.57mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.61mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.63mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.63mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.63mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.66mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.68mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.77mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.77mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.79mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.80mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.88mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.99mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	1.04mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	1.05mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	1.05mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	1.14mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	1.18mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	1.20mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	1.21mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.21mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.23mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	1.27mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.31mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.31mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.33mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $81,900 Active 49 DOM
2. 2026-06-17
   days on market $81,900 Active 48 DOM
3. 2026-06-16
   days on market $81,900 Active 47 DOM
4. 2026-06-15
   days on market $81,900 Active 46 DOM
5. 2026-06-13
   days on market $81,900 Active 44 DOM
6. 2026-06-13
   days on market $81,900 Active 43 DOM
7. 2026-06-09
   days on market $81,900 Active 40 DOM
8. 2026-06-08
   days on market $81,900 Active 39 DOM
9. 2026-06-07
   days on market $81,900 Active 38 DOM
10. 2026-06-05
    pricedays on market $81,900 Active 35 DOM
11. 2026-06-03
    days on market $84,900 Active 34 DOM
12. 2026-06-02
    days on market $84,900 Active 33 DOM
13. 2026-06-01
    days on market $84,900 Active 32 DOM
14. 2026-05-31
    days on market $84,900 Active 31 DOM
15. 2026-05-07
    price $89,900 87-char remark
16. 2026-04-30
    listed $94,900 Active 87-char remark
17. 2026-04-26
    historical $94,900 87-char remark
18. 2024-05-17
    soldstatus Closed 335-char remark

    Show marketing remark (335 chars)

    Welcome to your Canvas! This two-bed, one-bath home with an attached garage. A welcoming covered porch as you approach the front door. Inside, the combined dining and living area, with hardwood floors throughout. Ample front and back yard space, this home is not just a living space but a canvas to make it whatever your heart desires!

19. 2024-04-11
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Welcome to your Canvas! This two-bed, one-bath home with an attached garage. A welcoming covered porch as you approach the front door. Inside, the combined dining and living area, with hardwood floors throughout. Ample front and back yard space, this home is not just a living space but a canvas to make it whatever your heart desires!

20. 2024-04-09
    listed $77,900 Active 335-char remark

    Show marketing remark (335 chars)

    Welcome to your Canvas! This two-bed, one-bath home with an attached garage. A welcoming covered porch as you approach the front door. Inside, the combined dining and living area, with hardwood floors throughout. Ample front and back yard space, this home is not just a living space but a canvas to make it whatever your heart desires!

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 · 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: $14,867
• − Mortgage interest: −$4,588
• − Property taxes: −$1,086
• − Insurance: −$410
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,383
• Taxable income: $4,023
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,130/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

+5.1% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $81,900 MARIS as Distributed by MLS Grid
• 2026-05-20 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-05-07 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-26 Coming Soon $94,900 MARIS as Distributed by MLS Grid
• 2024-05-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-11 Pending — MARIS as Distributed by MLS Grid
• 2024-04-09 Listed $77,900 MARIS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2022): $1,086 · +0.4% YoY. Source: county tax records.