10634 Alliance Dr · Dellwood, MO 63136

$89,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 20 Days on market

Built 1962 7,148 sqft lot Est $130k · 31% under

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Why this score? — see what drove the A- 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 +9.5/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

3 bed 1 bath ready for a new owner! Nice home on a quiet street! This home features a nice useable floor plan with a bonus room! Close to main main roads and major highways making it easy to get around. This home features a full basement with a walkout and an attached garage! This is a must see property!

Key facts

• 7,148 sq ft lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Electric: Other
• Home design: Single-family residence, one level
• Construction: Frame construction
• Exterior features: Lot described as Other

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Unfinished basement; One fireplace

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 $369 ($4k/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: $89k (1.5% 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-, crime D-, 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: Keeven Elem. (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 267 students, 99% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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 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?
4. 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?
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: 1.45% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $130,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 Atmore Dr	0.12mi	3/1.0	950 (0%)	2mo	$130,000	$137	92
10615 Alliance Dr	0.06mi	3/2.0	975 (+3%)	3mo	$119,900	$123	86
1618 Keelen Dr	0.20mi	3/1.0	936 (-2%)	3mo	$160,000	$171	86
10515 Alliance Dr	0.21mi	3/1.0	1,014 (+7%)	0mo	$112,900	$111	79
10719 Trask Dr	0.24mi	3/1.0	900 (-5%)	3mo	$143,500	$159	78
10418 Quaker Dr	0.26mi	3/1.5	1,014 (+7%)	2mo	$64,900	$64	73
1646 Hudson Rd	0.31mi	3/1.0	1,014 (+7%)	2mo	$164,500	$162	73
1923 Nashua Dr	0.53mi	3/1.0	1,014 (+7%)	1mo	$149,900	$148	63
10201 Doane Dr	0.63mi	3/1.5	1,014 (+7%)	4mo	$125,000	$123	54
10257 Dacey Dr	0.67mi	3/1.5	1,014 (+7%)	2mo	$120,000	$118	54
10269 Dacey Dr	0.64mi	4/1.0 (+1)	1,014 (+7%)	1mo	$169,000	$167	53
1679 Maldon Ln	0.66mi	2/1.0 (-1)	816 (-14%)	4mo	$85,000	$104	37

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: 27.1%
• Equity multiple: 2.62×
• Total profit: $40,827
• Equity at exit: $44,481

10-year hold

• IRR: 28.1%
• Equity multiple: 5.45×
• Total profit: $112,081
• Equity at exit: $71,890

Cash invested: $25,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$471
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $369

Break-even live

Break-even rent $836

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $420	-5% $394	+0% $369	+5% $344	+10% $318
Rent	-10% $266	-5% $318	+0% $369	+5% $421	+10% $472
Rate	-1.0pp $414	-0.5pp $392	base $369	+0.5pp $346	+1.0pp $322

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	0.51mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	0.54mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.73mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	45d	1	0.76mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.85mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	25d	1	0.93mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.97mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	1.02mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	1.02mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	1.02mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.07mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	1.10mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	1.18mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	1.25mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	45d	3	1.25mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	1.25mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	1.26mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	1.28mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	1.28mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	1.30mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	1.30mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	1.32mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	1.32mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	18d	1	1.32mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	1.33mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	1.35mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	1.37mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	45d	1	1.38mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	23d	1	1.38mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	1.42mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	1.43mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	1.43mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.43mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	1.45mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	0d	1	1.45mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	1.45mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	45d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $89,900 Active 20 DOM
2. 2026-06-18
   days on market $89,900 Active 17 DOM
3. 2026-06-17
   days on market $89,900 Active 16 DOM
4. 2026-06-16
   days on market $89,900 Active 15 DOM
5. 2026-06-15
   days on market $89,900 Active 14 DOM
6. 2026-06-13
   days on market $89,900 Active 12 DOM
7. 2026-06-13
   days on market $89,900 Active 11 DOM
8. 2026-06-09
   days on market $89,900 Active 8 DOM
9. 2026-06-08
   days on market $89,900 Active 7 DOM
10. 2026-06-07
    days on market $89,900 Active 6 DOM
11. 2026-06-05
    days on market $89,900 Active 3 DOM
12. 2026-06-03
    days on market $89,900 Active 2 DOM
13. 2026-06-02
    remarks 309-char remark
14. 2026-06-02
    remarks 65-char remark
15. 2026-06-02
    listed $89,900 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 4/10 Moderate 7 d/yr ≥106°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: $15,641
• − Mortgage interest: −$5,036
• − Property taxes: −$1,821
• − Insurance: −$450
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,615
• Taxable income: $3,217
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,656/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 — 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

• Census place: Dellwood, MO
• 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

+40.5% since first listed

8 events — show timeline

• 2026-06-01 Listed $89,900 MARIS as Distributed by MLS Grid
• 2025-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2024-12-31 Listed $120,000 MARIS as Distributed by MLS Grid
• 2022-12-27 Sold (Public Records) — Public Records
• 2021-12-08 Sold (Public Records) $115,000 Public Records
• 1997-12-04 Sold (Public Records) $66,500 Public Records
• 1992-06-23 Sold (Public Records) $64,000 Public Records

Property tax history

+2.6%/yr

Latest (2022): $1,821 · +1.4% YoY. Source: county tax records.