1224 Kilgore Dr · Bellefontaine Neighbors, MO 63137

$118,500

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 7 Days on market

Built 1951 6,198 sqft lot Est $90k · 31% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

Key facts

• Large tub
• Fenced yard
• Newer appliances

Tags

• SPACIOUS LOT
• LARGE BACK PORCH
• FENCED YARD
• NEWER APPLIANCES
• NEW CABINETS
• LARGE TUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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 (+6.6%/yr); 201 active listings in the ZIP; 40 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 37% 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 $819 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $118k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $118,500

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $90,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1237 Kilgore Dr	0.04mi	2/1.0	792 (0%)	10mo	$67,900	$86	90
1200 Kilgore Dr	0.07mi	2/1.0	792 (0%)	10mo	$90,000	$114	89
10346 Ashbrook	0.45mi	3/1.0 (+1)	792 (0%)	1mo	$135,000	$170	73
1241 Avant Dr	0.41mi	2/1.0	792 (0%)	10mo	$78,500	$99	72
1207 Bakewell	0.48mi	2/1.0	776 (-2%)	3mo	$124,500	$160	72
1227 Bliss Dr	0.52mi	2/1.0	792 (0%)	9mo	$74,900	$95	69
1132 Kilgore Dr	0.15mi	3/1.5 (+1)	864 (+9%)	7mo	$115,000	$133	65
1219 Esquire Dr	0.72mi	2/1.0	792 (0%)	2mo	$107,000	$135	65
9712 Griffin Dr	0.60mi	2/1.0	850 (+7%)	6mo	$119,900	$141	55
9632 Cutler Dr	0.68mi	2/1.0	850 (+7%)	9mo	$52,360	$62	49
1254 Roxton Dr	0.52mi	2/1.0	888 (+12%)	10mo	$90,000	$101	47
10117 Royal Dr	0.74mi	3/1.0 (+1)	864 (+9%)	1mo	$35,000	$41	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: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,847
• Equity at exit: $17,669

10-year hold

• IRR: 14.2%
• Equity multiple: 2.33×
• Total profit: $44,247
• Equity at exit: $10,246

Cash invested: $33,180 (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: 201
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$621
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $253

Break-even live

Break-even rent $1,005

Max offer price $118,500

Occupancy floor 76%

Sensitivity live

Price	-10% $320	-5% $286	+0% $253	+5% $219	+10% $185
Rent	-10% $148	-5% $200	+0% $253	+5% $305	+10% $357
Rate	-1.0pp $312	-0.5pp $283	base $253	+0.5pp $222	+1.0pp $191

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.08mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.25mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.41mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.43mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.43mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	0.49mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	0.51mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.53mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.56mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	0.57mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.69mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	0.76mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.76mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.76mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.80mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.82mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	0.84mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.88mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.89mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.94mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.94mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.95mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.95mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.96mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.96mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.98mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.98mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.98mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.00mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	1.04mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.04mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	1.04mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	1.06mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.10mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.10mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	1.10mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.11mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	1.13mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.15mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	1.16mi

Listing history 25 events

1. 2026-06-18
   days on market $118,500 Active 7 DOM
2. 2026-06-17
   days on market $118,500 Active 6 DOM
3. 2026-06-16
   days on market $118,500 Active 5 DOM
4. 2026-06-16
   price $118,500 Active 4 DOM
5. 2026-06-15
   days on market $124,000 Active 4 DOM
6. 2026-06-13
   days on market $124,000 Active 2 DOM
7. 2026-06-13
   pricestatusdays on marketlisting id $124,000 Active 1 DOM
8. 2026-04-17
   status Pending
9. 2026-03-20
   listed $89,900 Active
10. 2020-12-14
    soldstatus $45,750
11. 2020-11-24
    soldstatus Closed 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

12. 2020-10-14
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

13. 2020-07-10
    status Active 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

14. 2020-07-08
    historical 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

15. 2020-06-26
    price $59,900 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

16. 2020-02-29
    price $64,900 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

17. 2020-01-08
    listed $69,900 Active 133-char remark

    Show marketing remark (133 chars)

    Investors take a look at this nice 2 bedroom home with renters already in place. This is that pocket that everyone wants a house in!

18. 2006-03-24
    soldstatus $55,200
19. 2005-01-27
    soldstatus
20. 2003-09-17
    soldstatus $73,900
21. 2000-06-15
    soldstatus $57,000
22. 2000-04-14
    soldstatus
23. 1994-06-02
    soldstatus $49,500
24. 1988-12-01
    soldstatus $44,500
25. 1983-09-01
    soldstatus $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: $1,479 · $123/mo
• Projected year-2 tax: $1,479 · $123/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: $15,898
• − Mortgage interest: −$6,638
• − Property taxes: −$1,479
• − Insurance: −$592
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,447
• Taxable income: $1,198
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,743/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

+156.9% since first listed

18 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $89,900 MARIS as Distributed by MLS Grid
• 2020-12-14 Sold (Public Records) $45,750 Public Records
• 2020-11-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-10-14 Pending — MARIS as Distributed by MLS Grid
• 2020-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2020-07-08 Delisted — MARIS as Distributed by MLS Grid
• 2020-06-26 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2020-02-29 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2020-01-08 Listed $69,900 MARIS as Distributed by MLS Grid
• 2006-03-24 Sold (Public Records) $55,200 Public Records
• 2005-01-27 Sold (Public Records) — Public Records
• 2003-09-17 Sold (Public Records) $73,900 Public Records
• 2000-06-15 Sold (Public Records) $57,000 Public Records
• 2000-04-14 Sold (Public Records) — Public Records
• 1994-06-02 Sold (Public Records) $49,500 Public Records
• 1988-12-01 Sold (Public Records) $44,500 Public Records
• 1983-09-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.6%/yr

Latest (2022): $1,479 · +0.9% YoY. Source: county tax records.