9845 Delhi Dr · Bellefontaine Neighbors, MO 63137

$109,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 7 Days on market

Built 1952 7,801 sqft lot Est $100k · 10% over

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Why this score? — see what drove the C- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.7/10.0
• Rent growth +4.1/5.0
• ARV discount +3.2/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated 2 bedroom, 1 bath home in Bellefontaine Neighbors! This recently renovated property offers an open floor plan, separate dining area with an original built in china cabinet, refinished hardwood floors throughout, and a cozy sunroom. Recent updates include updated electrical wiring and new electric panel/electric meter, updated plumbing, new light fixtures, and new panel doors. The updated kitchen offers new cabinets, countertops, sink/faucet, ceramic floors, backsplash, garbage disposal, and newer SS gas stove. The updated bathroom offers a new tub/shower, vanity, toilet, shower surround, and ceramic tile. The finished basement has been newly carpeted and offers additional room for entertaining. Schedule your private viewing today.

Key facts

• Open floor plan
• New electric panel
• Cozy sunroom

Tags

• OPEN FLOOR PLAN
• SEPARATE DINING AREA
• REFINISHED HARDWOOD FLOORS
• COZY SUNROOM
• UPDATED ELECTRICAL WIRING
• NEW ELECTRIC PANEL

Property features AI

Finance

• Other: Living area and above-grade finished area reported as 850; Below-grade finished area reported as 750

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected (single phase); Natural gas connected
• Home design: Single-family residence; One story
• Construction: Brick and stone exterior; Architectural shingle roof; Concrete perimeter foundation; Built with finished living area above grade and finished space below grade
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Microwave; Free-standing electric oven and range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished, full basement; Microwave; Free-standing electric oven and range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 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 36% 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 $760 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 $31k cash investment doubles in ~8 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 3y 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.
• Current owner paid $86k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $109,900

Questions for the listing agent

1. Built in 1952 — 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. 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: 1.17% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $100,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9712 Griffin Dr	0.28mi	2/1.0	850 (0%)	6mo	$119,900	$141	82
1224 Billings Dr	0.09mi	3/1.0 (+1)	975 (+15%)	3mo	$149,900	$154	64
10117 Royal Dr	0.68mi	3/1.0 (+1)	864 (+2%)	1mo	$35,000	$41	60
1232 Forest Home Dr	0.19mi	3/1.0 (+1)	975 (+15%)	3mo	$114,900	$118	59
10128 Ashbrook Dr	0.52mi	3/1.0 (+1)	912 (+7%)	1mo	$130,000	$143	58
10117 Duke Dr	0.73mi	3/1.0 (+1)	864 (+2%)	4mo	$119,900	$139	55
5 Forest Home Ct	0.36mi	3/1.0 (+1)	975 (+15%)	5mo	$149,900	$154	50
10067 Prince Dr	0.56mi	2/2.0	945 (+11%)	3mo	$25,000	$26	49
10236 Tappan Dr	0.65mi	3/1.5 (+1)	912 (+7%)	6mo	$92,500	$101	46
1243 Addison Dr	0.71mi	3/1.5 (+1)	912 (+7%)	3mo	$99,900	$110	45
9984 Duke Dr	0.61mi	3/1.0 (+1)	960 (+13%)	1mo	$54,000	$56	44
2321 Noll Dr	0.72mi	3/1.0 (+1)	975 (+15%)	5mo	$99,500	$102	32

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,886
• Equity at exit: $16,386

10-year hold

• IRR: 16.5%
• Equity multiple: 2.58×
• Total profit: $48,606
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$576
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $280

Break-even live

Break-even rent $935

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $343	-5% $312	+0% $280	+5% $249	+10% $218
Rent	-10% $179	-5% $229	+0% $280	+5% $331	+10% $382
Rate	-1.0pp $336	-0.5pp $308	base $280	+0.5pp $252	+1.0pp $223

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: $27,475
• Closing costs: $3,297
• 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	0.27mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.38mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.54mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.56mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.59mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.66mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.69mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.70mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.71mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.75mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.75mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.75mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.83mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	0.84mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.86mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	0.86mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.89mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	0.92mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.96mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.01mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.01mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	1.03mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.04mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.06mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.08mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	1.09mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	1.09mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	1.10mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.10mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	1.11mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.11mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	1.12mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.13mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	1.14mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	1.14mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	1.16mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.21mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.23mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.27mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	1.28mi

Listing history 7 events

1. 2026-06-18
   days on market $109,900 Active 7 DOM
2. 2026-06-17
   days on market $109,900 Active 6 DOM
3. 2026-06-16
   days on market $109,900 Active 5 DOM
4. 2026-06-15
   days on market $109,900 Active 4 DOM
5. 2026-06-13
   days on market $109,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $109,900 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,477
• − Mortgage interest: −$6,156
• − Property taxes: −$1,396
• − Insurance: −$550
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,197
• Taxable income: $1,702
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,957/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

+83.5% since first listed

13 events — show timeline

• 2026-06-11 Listed $109,900 MARIS as Distributed by MLS Grid
• 2023-08-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-08-02 Pending — MARIS as Distributed by MLS Grid
• 2023-07-22 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2023-07-09 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2023-06-30 Listed $115,000 MARIS as Distributed by MLS Grid
• 2023-04-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-02-22 Pending — MARIS as Distributed by MLS Grid
• 2023-02-14 Listed $26,999 MARIS as Distributed by MLS Grid
• 2021-09-03 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2010-01-27 Sold (Public Records) $86,000 Public Records
• 2006-03-23 Sold (Public Records) — Public Records
• 1998-09-25 Sold (Public Records) $59,900 Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,396 · +0.9% YoY. Source: county tax records.