10063 Green Valley Dr · Dellwood, MO 63136

$92,700

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 18 Days on market

Built 1947 7,701 sqft lot Est $116k · 20% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

This bungalow style home delivers practical living space with updated interior finishes and a finished lower level that expands usable square footage. The property contains 2 bedrooms and 1 bathroom on the main floor. The kitchen features stainless steel appliances, while fresh neutral paint throughout the home provides a clean, move-in-ready interior. The finished lower level adds functional space for recreation, storage, or additional living area, making this home adaptable to various occupant needs. This is a Fannie Mae HomePath property.

Key facts

• Fresh neutral paint
• Bungalow style home
• Finished lower level

Tags

• BUNGALOW STYLE HOME
• UPDATED INTERIOR FINISHES
• FINISHED LOWER LEVEL
• STAINLESS STEEL APPLIANCES
• FRESH NEUTRAL PAINT

Property features AI

Finance

• Other: Living area reported as 946 above grade with an additional 500 below grade finished area; No pool
• Financial info: Lease not considered; No second mortgage indicated; Seller may consider concessions

Exterior

• Parking: No listed parking spaces
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 55 x 140; Lot features: Other; Cable available

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement is full and partially finished; Fireplace located in the basement; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (20.2% below list).
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $74k (20.2% below list) — sets the bar for cash-flow.

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: Moline Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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).
• This rent runs 35% 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 ($641 loan paydown + $4k appreciation (3.8% local appreciation)).
• By year 8, 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 18 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $93k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,983 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.30% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $116,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10038 Balboa Dr	0.13mi	3/1.0 (+1)	864 (-9%)	2mo	$49,900	$58	73
2014 Kappel Dr	0.50mi	2/1.0	989 (+4%)	2mo	$19,000	$19	68
9871 Medford Dr	0.59mi	3/1.0 (+1)	950 (+0%)	2mo	$124,900	$131	66
1719 Newhall Ct	0.53mi	3/1.0 (+1)	975 (+3%)	0mo	$120,000	$123	65
1829 Chambers Rd	0.30mi	2/1.0	816 (-14%)	2mo	$34,900	$43	62
9739 Balboa Dr	0.50mi	3/1.0 (+1)	999 (+6%)	1mo	$76,900	$77	61
2042 Kappel Dr	0.52mi	2/1.0	828 (-12%)	1mo	$49,900	$60	54
9614 Winkler Dr	0.59mi	3/1.0 (+1)	1,020 (+8%)	1mo	$125,000	$123	53
1923 Nashua Dr	0.62mi	3/1.0 (+1)	1,014 (+7%)	1mo	$149,900	$148	53
10127 Monarch Dr	0.69mi	3/1.5 (+1)	1,015 (+7%)	1mo	$155,000	$153	48
10020 Dellridge Ln	0.73mi	2/1.0	816 (-14%)	2mo	$49,900	$61	42
10231 Monarch Dr	0.74mi	3/2.0 (+1)	1,073 (+13%)	1mo	$189,999	$177	33

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: 7.0%
• Equity multiple: 1.43×
• Total profit: $11,056
• Equity at exit: $45,867

10-year hold

• IRR: 10.9%
• Equity multiple: 2.86×
• Total profit: $48,344
• Equity at exit: $74,129

Cash invested: $25,956 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$486
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$39
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-106

Break-even live

Break-even rent $1,336

Max offer price $73,983

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-80	+0% $-106	+5% $-132	+10% $-158
Rent	-10% $-201	-5% $-153	+0% $-106	+5% $-58	+10% $-11
Rate	-1.0pp $-59	-0.5pp $-82	base $-106	+0.5pp $-130	+1.0pp $-154

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: $23,175
• Closing costs: $2,781
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.04mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	5d	1	0.13mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	0.15mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	0.15mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	0.15mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.25mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.38mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.39mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.39mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.41mi
10032 Neville Walk Unit 10016C St. Louis, MO	1.0	1.0	720	$855	$1.19	0d	1	0.45mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.49mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,157	$1.72	0d	23	0.53mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.54mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.56mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.59mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.63mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.63mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.63mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.74mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.75mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.75mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.77mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.78mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.79mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.79mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.80mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.83mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.85mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	0.88mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.89mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	24d	1	0.93mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.94mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.95mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	4d	1	0.96mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	0.99mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.99mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	0.99mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	1.00mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	1.03mi

Listing history 12 events

1. 2026-06-21
   days on market $92,700 Active 18 DOM
2. 2026-06-18
   days on market $92,700 Active 15 DOM
3. 2026-06-17
   days on market $92,700 Active 14 DOM
4. 2026-06-16
   days on market $92,700 Active 13 DOM
5. 2026-06-15
   days on market $92,700 Active 12 DOM
6. 2026-06-13
   days on market $92,700 Active 10 DOM
7. 2026-06-13
   days on market $92,700 Active 9 DOM
8. 2026-06-09
   days on market $92,700 Active 6 DOM
9. 2026-06-08
   days on market $92,700 Active 5 DOM
10. 2026-06-07
    days on market $92,700 Active 4 DOM
11. 2026-06-05
    remarks 547-char remark
12. 2026-06-05
    listed $92,700 Active 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: $846 · $70/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$53/yr (+$4/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $14,426
• − Mortgage interest: −$5,193
• − Property taxes: −$846
• − Insurance: −$5,988
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,697
• Taxable loss: −$2,606
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $-646/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

+62.9% since first listed

2 events — show timeline

• 2026-06-03 Listed $92,700 MARIS as Distributed by MLS Grid
• 2000-09-20 Sold (Public Records) $56,900 Public Records

Property tax history

-0.7%/yr

Latest (2022): $846 · +0.4% YoY. Source: county tax records.