2512 Netherton Dr · Bellefontaine Neighbors, MO 63136

$155,000

3 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 12 Days on market

Built 1960 7,501 sqft lot Est $145k · 7% over

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Why this score? — see what drove the C- 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 +19.6/30.0
• Appreciation +6.9/10.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• ARV discount +4.3/15.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Freshly painted, newer carpet, kitchen, dining combo. Located on a quiet street near the highway. This is a must see in a quiet neighbor. Calendar Days 1-7: No offers will be considered for the first 7 calendar days a home is listed. The date the property is listed is counted as day 1. **Seller will not entertain any offers until the 8th listing day at which time ONLY offers from NSP Buyers, Municipalities, Non-Profit Organization & Owner-Occupant will be reviewed. Calendar Days 8-12: We will consider offers on the property ONLY from NSP buyers, Municipalities, Non-profit organizations and Owner-occupants. Calendar Days 13+: We will consider offers from all buyers. On the 13th listing day Offers from all Buyers will be reviewed Property sold AS-IS. Earnest deposit, to be deposited with SELLERS escrow of choice in the form of CASHIER'S CHECK HOURS of offer acceptance. Offer to be submitted on Special Sale Contract. Proof of funds to must accompany ALL offers.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Single-family residence; One story; House
• Construction: Brick and wood siding construction
• Exterior features: Back yard; Front yard; Near public transit

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (2.0% below list).
• Recommended offer: $152k (2.0% below list) — sets the bar for 1% rule.

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.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grannemann Elem. (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 411 students, 98% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 44% 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 $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $155k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $151,833 (2.0% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $144,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11100 Landseer Dr	0.14mi	3/2.0	1,116 (+2%)	6mo	$187,000	$168	83
2505 Netherton Dr	0.04mi	3/1.5	1,064 (-3%)	12mo	$168,000	$158	83
2515 Linnell Dr	0.26mi	2/2.0 (-1)	1,082 (-1%)	1mo	$109,900	$102	78
11030 Worchester Dr	0.18mi	3/2.0	1,080 (-2%)	13mo	$179,900	$167	76
11114 Sugartrail Dr	0.24mi	3/1.5	1,082 (-1%)	14mo	$74,900	$69	75
2628 Hadden Dr	0.31mi	3/1.5	1,052 (-4%)	8mo	$189,900	$181	72
4895 Lockwig Trl	0.55mi	3/2.0	1,092 (-0%)	10mo	$124,900	$114	64
2633 Hadden Dr	0.34mi	3/3.0	1,164 (+6%)	7mo	$120,000	$103	62
2252 Luxmore Dr	0.42mi	3/1.5	986 (-10%)	6mo	$59,000	$60	59
2330 Rockymont Dr	0.67mi	3/2.0	1,160 (+6%)	1mo	$182,500	$157	56
11129 Old Halls Ferry Rd	0.45mi	3/1.0	1,216 (+11%)	6mo	$75,000	$62	53
10618 Landseer Dr	0.64mi	3/2.0	1,176 (+7%)	13mo	$154,800	$132	45

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: 15.2%
• Equity multiple: 1.91×
• Total profit: $39,619
• Equity at exit: $76,692

10-year hold

• IRR: 17.2%
• Equity multiple: 3.82×
• Total profit: $122,196
• Equity at exit: $123,948

Cash invested: $43,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$813
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $178

Break-even live

Break-even rent $1,294

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	0.09mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.41mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.51mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.60mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	44d	3	0.73mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	2d	1	0.84mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.89mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	0.90mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.96mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.96mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.05mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	1.05mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.05mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.10mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	1.12mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.15mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	1.15mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.16mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.17mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	1.20mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	1.23mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	1.29mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	1.39mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	1.46mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	1.50mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	1.50mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	1.50mi
1911 Redman Rd Saint Louis, MO	3.0	1.0	1454	$1,495	$1.03	2d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $155,000 Coming Soon 12 DOM
2. 2026-06-17
   days on market $155,000 Coming Soon 11 DOM
3. 2026-06-16
   days on market $155,000 Coming Soon 10 DOM
4. 2026-06-15
   days on market $155,000 Coming Soon 9 DOM
5. 2026-06-13
   days on market $155,000 Coming Soon 7 DOM
6. 2026-06-13
   days on market $155,000 Coming Soon 6 DOM
7. 2026-06-09
   days on market $155,000 Coming Soon 3 DOM
8. 2026-06-08
   days on market $155,000 Coming Soon 2 DOM
9. 2026-06-07
   listed $155,000 Coming Soon 1 DOM

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,734 · $145/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,220
• − Mortgage interest: −$8,682
• − Property taxes: −$1,734
• − Insurance: −$775
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,509
• Taxable loss: −$396
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $2,226/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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

• 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

+127.9% since first listed

8 events — show timeline

• 2026-06-06 Coming Soon $155,000 MARIS as Distributed by MLS Grid
• 2013-06-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-05-02 Listed $35,000 MARIS as Distributed by MLS Grid
• 2002-02-13 Sold (Public Records) $80,000 Public Records
• 2002-02-13 Sold (Public Records) $80,000 Public Records
• 2000-08-24 Sold (Public Records) $57,000 Public Records
• 1996-01-26 Sold (Public Records) $68,000 Public Records
• 1996-01-26 Sold (Public Records) $68,000 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,734 · +5.6% YoY. Source: county tax records.