1231 Odessa Dr · Bellefontaine Neighbors, MO 63137

$89,500

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 112 Days on market

Built 1952 8,842 sqft lot $98/sqft · 15% below area Est $106k · 15% 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 +30.0/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Turnkey investment opportunity! This inviting ranch home offers three bedrooms and one and a half baths. Hardwood floors throughout add timeless appeal, while the functional layout enhances everyday living. The main level features convenient laundry, a spacious living room, a separate dining area, and a well-appointed kitchen designed for comfortable living. The one-car garage parking offers added convenience and increased desirability. A strong asset and an excellent addition to any investment portfolio. Seller has additional turnkey properties for sale if interested.

Key facts

• Convenient laundry
• Functional layout
• Two story home

Tags

• TWO STORY HOME
• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• CONVENIENT LAUNDRY
• SPACIOUS LIVING ROOM
• SEPARATE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 9.6% in Bellefontaine Neighbors — 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 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% 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 $619 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $90k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.58% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $105,873
• List price: $89,500
• Delta: -15.46%
• 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
10128 Ashbrook Dr	0.15mi	3/1.0	912 (0%)	1mo	$130,000	$143	92
1236 Bliss Dr	0.34mi	3/1.0	944 (+4%)	0mo	$118,000	$125	78
10505 Ewell Dr	0.47mi	3/1.0	912 (0%)	2mo	$127,000	$139	77
10307 Seaton Dr	0.41mi	3/1.5	932 (+2%)	1mo	$142,000	$152	74
10130 Newbold Dr	0.28mi	3/1.0	984 (+8%)	2mo	$144,900	$147	73
1140 Nectar Dr	0.66mi	3/1.0	912 (0%)	1mo	$135,000	$148	69
10346 Ashbrook	0.30mi	3/1.0	792 (-13%)	1mo	$135,000	$170	63
1033 Bakewell Dr	0.34mi	2/1.0 (-1)	992 (+9%)	3mo	$99,900	$101	62
10505 Druid Dr	0.58mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	54
1232 Forest Home Dr	0.68mi	3/1.0	975 (+7%)	3mo	$114,900	$118	54
10522 Byfield Dr	0.51mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	47
1219 Esquire Dr	0.57mi	2/1.0 (-1)	792 (-13%)	2mo	$107,000	$135	45

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: 19.9%
• Equity multiple: 1.85×
• Total profit: $21,251
• Equity at exit: $13,345

10-year hold

• IRR: 30.6%
• Equity multiple: 4.24×
• Total profit: $81,154
• Equity at exit: $7,738

Cash invested: $25,060 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$469
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $478

Break-even live

Break-even rent $805

Max offer price $89,500

Occupancy floor 61%

Sensitivity live

Price	-10% $529	-5% $503	+0% $478	+5% $453	+10% $427
Rent	-10% $367	-5% $422	+0% $478	+5% $534	+10% $589
Rate	-1.0pp $523	-0.5pp $501	base $478	+0.5pp $455	+1.0pp $431

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,375	$1.51	0d	1	0.14mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	18d	1	0.14mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	0.23mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	16d	1	0.30mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	0.30mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	45d	1	0.35mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	45d	1	0.36mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	0.39mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	23d	1	0.42mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	45d	1	0.43mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	18d	1	0.60mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	6d	1	0.61mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	18d	1	0.61mi
1223 Rapid Dr Saint Louis, MO	3.0	1.0	1008	$1,095	$1.09	0d	1	0.65mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.66mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	45d	1	0.74mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.79mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.79mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	0.85mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.85mi
515 Topaz Ave Saint Louis, MO	3.0	2.0	912	$1,245	$1.37	0d	1	0.91mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	0.93mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	16d	1	0.93mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	0.95mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	0.97mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	0.97mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	12d	1	0.97mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	0d	1	1.00mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	1.00mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	25d	1	1.00mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	1.00mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	1.00mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.00mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	1.02mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	1.02mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	1.03mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	1.03mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.03mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	25d	1	1.04mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	19d	1	1.06mi

Listing history 32 events

1. 2026-06-07
   statusdays on market $89,500 Pending 112 DOM
2. 2026-06-05
   remarks 699-char remark
3. 2026-06-05
   pricedays on market $89,500 Active 110 DOM
4. 2026-06-03
   days on market $109,000 Active 109 DOM
5. 2026-06-02
   days on market $109,000 Active 108 DOM
6. 2026-06-01
   days on market $109,000 Active 107 DOM
7. 2026-05-31
   days on market $109,000 Active 106 DOM
8. 2026-04-15
   price $109,000 576-char remark

   Show marketing remark (576 chars)

   Turnkey investment opportunity! This inviting ranch home offers three bedrooms and one and a half baths. Hardwood floors throughout add timeless appeal, while the functional layout enhances everyday living. The main level features convenient laundry, a spacious living room, a separate dining area, and a well-appointed kitchen designed for comfortable living. The one-car garage parking offers added convenience and increased desirability. A strong asset and an excellent addition to any investment portfolio. Seller has additional turnkey properties for sale if interested.

9. 2026-02-14
   listed $110,000 Active 576-char remark

   Show marketing remark (576 chars)

   Turnkey investment opportunity! This inviting ranch home offers three bedrooms and one and a half baths. Hardwood floors throughout add timeless appeal, while the functional layout enhances everyday living. The main level features convenient laundry, a spacious living room, a separate dining area, and a well-appointed kitchen designed for comfortable living. The one-car garage parking offers added convenience and increased desirability. A strong asset and an excellent addition to any investment portfolio. Seller has additional turnkey properties for sale if interested.

10. 2025-04-20
    historical $1,400
11. 2025-03-12
    listed $1,400
12. 2025-03-06
    historical $1,400
13. 2024-12-17
    listed $1,400
14. 2024-02-29
    historical $1,200
15. 2024-02-04
    listed $1,200
16. 2023-12-12
    historical
17. 2023-11-30
    status Active
18. 2023-11-28
    historical Active Under Contract
19. 2023-11-21
    status Active
20. 2023-11-07
    historical Active Under Contract
21. 2023-09-27
    price $65,000
22. 2023-09-12
    listed $69,000 Active
23. 2023-08-29
    price $64,000
24. 2023-08-18
    listed $69,000 Active
25. 2017-07-06
    soldstatus $37,000
26. 2017-07-05
    price $49,500
27. 2017-07-03
    price $49,950
28. 2017-07-01
    price $52,000
29. 2017-05-08
    soldstatus $15,000
30. 2017-05-05
    soldstatus $21,000
31. 2017-05-04
    soldstatus $15,000
32. 1959-06-29
    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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,923
• − Mortgage interest: −$5,013
• − Property taxes: −$1,553
• − Insurance: −$448
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$2,604
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,633/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

+626.7% since first listed

25 events — show timeline

• 2026-04-15 Price Changed $109,000 MARIS as Distributed by MLS Grid
• 2026-02-14 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-04-20 Rental Removed $1,400 RENTSPREE
• 2025-03-12 Listed for Rent $1,400 RENTSPREE
• 2025-03-06 Rental Removed $1,400 MARIS
• 2024-12-17 Listed for Rent $1,400 MARIS
• 2024-02-29 Rental Removed $1,200 BUILDIUM
• 2024-02-04 Listed for Rent $1,200 BUILDIUM
• 2023-12-12 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-30 Relisted — MARIS as Distributed by MLS Grid
• 2023-11-28 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-21 Relisted — MARIS as Distributed by MLS Grid
• 2023-11-07 Contingent — MARIS as Distributed by MLS Grid
• 2023-09-27 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-09-12 Listed $69,000 MARIS as Distributed by MLS Grid
• 2023-08-29 Price Changed $64,000 MARIS as Distributed by MLS Grid
• 2023-08-18 Listed $69,000 MARIS as Distributed by MLS Grid
• 2017-07-06 Sold (Public Records) $37,000 Public Records
• 2017-07-05 Price Changed $49,500 MARIS as Distributed by MLS Grid
• 2017-07-03 Price Changed $49,950 MARIS as Distributed by MLS Grid
• 2017-07-01 Price Changed $52,000 MARIS as Distributed by MLS Grid
• 2017-05-08 Sold (Public Records) $15,000 Public Records
• 2017-05-05 Sold (Public Records) $21,000 Public Records
• 2017-05-04 Sold (Public Records) $15,000 Public Records
• 1959-06-29 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2022): $1,553 · +0.9% YoY. Source: county tax records.