9813 Dennis Dr · Dellwood, MO 63136

$85,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 124 Days on market

Built 1950 7,501 sqft lot $91/sqft · 7% below area Est $91k · 7% 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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Turnkey investment opportunity! This stunningly refreshed 3-bedroom, 1-bath single-family home is currently leased and offers immediate rental income. The well-designed floor plan features generous living spaces, a bright and welcoming living room, and a functional kitchen ideal for everyday living and entertaining. Each bedroom provides ample closet space and comfortable accommodations. Additional highlights include a spacious 1-car garage and a thoughtfully fenced private backyard, enhancing tenant appeal and long-term value. Situated in a desirable neighborhood, this low-maintenance property blends practical updates with enduring charm—an outstanding addition to any investment portfolio. Seller has additional turnkey properties if interested.

Key facts

• Functional kitchen
• Ample closet space
• 7,501 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• WELL-DESIGNED FLOOR PLAN
• FUNCTIONAL KITCHEN
• AMPLE CLOSET SPACE
• FENCED PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

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 $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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-, schools D, crime D-.
• 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.
• 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); 58% 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 37% 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 ($588 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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: 1.48% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $91,336
• List price: $85,000
• Delta: -6.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9871 Medford Dr	0.22mi	3/1.0 (+1)	950 (+2%)	2mo	$124,900	$131	81
1719 Newhall Ct	0.27mi	3/1.0 (+1)	975 (+4%)	0mo	$120,000	$123	75
324 Gage Dr	0.39mi	2/1.0	875 (-6%)	1mo	$68,000	$78	70
10020 Dellridge Ln	0.28mi	2/1.0	816 (-13%)	1mo	$49,900	$61	64
9724 Dennis Dr	0.25mi	3/1.0 (+1)	1,056 (+13%)	1mo	$89,900	$85	61
9858 Green Valley Dr	0.73mi	3/2.0 (+1)	936 (0%)	2mo	$74,900	$80	55
9739 Balboa Dr	0.60mi	3/1.0 (+1)	999 (+7%)	1mo	$76,900	$77	55
1829 Chambers Rd	0.50mi	2/1.0	816 (-13%)	1mo	$34,900	$43	54
9606 Lifford Ct	0.54mi	2/1.0	800 (-14%)	1mo	$130,000	$163	50
10038 Balboa Dr	0.67mi	3/1.0 (+1)	864 (-8%)	2mo	$49,900	$58	50
9614 Winkler Dr	0.72mi	3/1.0 (+1)	1,020 (+9%)	1mo	$125,000	$123	45
9840 Green Valley Dr	0.72mi	2/1.0	816 (-13%)	2mo	$83,000	$102	44

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: 30.6%
• Equity multiple: 2.83×
• Total profit: $43,440
• Equity at exit: $42,057

10-year hold

• IRR: 31.3%
• Equity multiple: 5.89×
• Total profit: $116,472
• Equity at exit: $67,971

Cash invested: $23,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$446
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $425

Break-even live

Break-even rent $720

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.11mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.14mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.16mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.18mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.22mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.22mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.23mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.25mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.28mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.40mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.54mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.57mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.60mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.63mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.63mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.63mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.75mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.84mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.84mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.85mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.88mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.89mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.91mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.92mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.94mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.94mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.96mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.97mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.97mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	1.02mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	1.02mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.03mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	1.06mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	1.09mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	1.11mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	1.15mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	1.20mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	1.23mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.24mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 124 DOM
2. 2026-06-17
   days on market $85,000 Active 123 DOM
3. 2026-06-16
   days on market $85,000 Active 122 DOM
4. 2026-06-15
   days on market $85,000 Active 121 DOM
5. 2026-06-13
   days on market $85,000 Active 119 DOM
6. 2026-06-13
   days on market $85,000 Active 118 DOM
7. 2026-06-09
   days on market $85,000 Active 115 DOM
8. 2026-06-08
   days on market $85,000 Active 114 DOM
9. 2026-06-07
   days on market $85,000 Active 113 DOM
10. 2026-06-05
    pricedays on market $85,000 Active 110 DOM
11. 2026-06-03
    days on market $90,000 Active 109 DOM
12. 2026-06-02
    days on market $90,000 Active 108 DOM
13. 2026-06-01
    days on market $90,000 Active 107 DOM
14. 2026-05-31
    days on market $90,000 Active 106 DOM
15. 2026-04-15
    price $90,000 762-char remark

    Show marketing remark (762 chars)

    Turnkey investment opportunity! This stunningly refreshed 3-bedroom, 1-bath single-family home is currently leased and offers immediate rental income. The well-designed floor plan features generous living spaces, a bright and welcoming living room, and a functional kitchen ideal for everyday living and entertaining. Each bedroom provides ample closet space and comfortable accommodations. Additional highlights include a spacious 1-car garage and a thoughtfully fenced private backyard, enhancing tenant appeal and long-term value. Situated in a desirable neighborhood, this low-maintenance property blends practical updates with enduring charm—an outstanding addition to any investment portfolio. Seller has additional turnkey properties if interested.

16. 2026-02-14
    listed $91,000 Active 762-char remark

    Show marketing remark (762 chars)

    Turnkey investment opportunity! This stunningly refreshed 3-bedroom, 1-bath single-family home is currently leased and offers immediate rental income. The well-designed floor plan features generous living spaces, a bright and welcoming living room, and a functional kitchen ideal for everyday living and entertaining. Each bedroom provides ample closet space and comfortable accommodations. Additional highlights include a spacious 1-car garage and a thoughtfully fenced private backyard, enhancing tenant appeal and long-term value. Situated in a desirable neighborhood, this low-maintenance property blends practical updates with enduring charm—an outstanding addition to any investment portfolio. Seller has additional turnkey properties if interested.

17. 2020-08-21
    soldstatus $760,073
18. 2020-05-06
    soldstatus $30,000
19. 2020-04-30
    soldstatus $60,000
20. 1993-08-03
    soldstatus $27,000

ⓘ 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: $1,050 · $87/mo
• Projected year-2 tax: $1,050 · $87/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 · 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: $15,088
• − Mortgage interest: −$4,761
• − Property taxes: −$1,050
• − Insurance: −$425
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,473
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,144/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

+233.3% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-02-14 Listed $91,000 MARIS as Distributed by MLS Grid
• 2020-08-21 Sold (Public Records) $760,073 Public Records
• 2020-05-06 Sold (Public Records) $30,000 Public Records
• 2020-04-30 Sold (Public Records) $60,000 Public Records
• 1993-08-03 Sold (Public Records) $27,000 Public Records

Property tax history

+9.7%/yr

Latest (2022): $1,050 · +0.4% YoY. Source: county tax records.