937 Lebon Dr · Bellefontaine Neighbors, MO 63137

$80,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 26 Days on market

Built 1953 8,062 sqft lot $66/sqft · 26% below area Est $107k · 26% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• 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 solid 3-bedroom 1-bath ranch offering 1,218 sq ft of potential perfectly situated on a well-maintained street. This slab home provides a functional layout and a great footprint—ideal for investors, flippers, or savvy buyers looking to build equity. Inside the home is ready for your vision and finishing touches. With a little cleanup and cosmetic updates, this property could truly shine. Whether you’re looking to expand your rental portfolio or create a refreshed resale, the possibilities here are endless. Property is being sold as-is!

Key facts

• 8,062 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 9.5% in Bellefontaine Neighbors — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, schools F, crime 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.
• Market conditions: Rents rising fast (+6.6%/yr); 201 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 38% 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $80k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.71% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.30%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (median comp): $107,468
• List price: $80,000
• Delta: -25.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
937 Lebon Dr	0.00mi	3/1.0	1,218 (0%)	1mo	$80,000	$66	99
840 Lebon Dr	0.11mi	3/1.0	1,224 (+0%)	2mo	$85,000	$69	92
833 Lebon Dr	0.14mi	3/1.0	1,336 (+10%)	3mo	$115,000	$86	75
1118 Dunford Dr	0.47mi	3/1.0	1,195 (-2%)	6mo	$139,900	$117	70
9279 Dell Ct	0.45mi	3/2.0	1,195 (-2%)	4mo	$150,000	$126	69
1109 Bluegrass Dr	0.41mi	3/2.0	1,195 (-2%)	6mo	$139,000	$116	68
555 Leeton Ave	0.59mi	3/1.0	1,320 (+8%)	5mo	$39,900	$30	55
8845 Portland Ter	0.54mi	2/1.0 (-1)	1,116 (-8%)	2mo	$33,000	$30	54
9481 Adler Ave	0.51mi	3/1.0	1,046 (-14%)	3mo	$89,900	$86	50
1147 Jolene Dr	0.52mi	3/2.0	1,046 (-14%)	1mo	$149,000	$142	47
1147 Angeline Dr	0.56mi	3/1.0	1,046 (-14%)	5mo	$80,000	$76	46
1236 Duenke Dr	0.70mi	4/2.0 (+1)	1,384 (+14%)	8mo	$119,900	$87	29

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: 24.2%
• Equity multiple: 2.05×
• Total profit: $23,456
• Equity at exit: $11,928

10-year hold

• IRR: 34.3%
• Equity multiple: 4.73×
• Total profit: $83,447
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$420
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $491

Break-even live

Break-even rent $745

Max offer price $80,000

Occupancy floor 59%

Sensitivity live

Price	-10% $536	-5% $514	+0% $491	+5% $468	+10% $446
Rent	-10% $383	-5% $437	+0% $491	+5% $545	+10% $599
Rate	-1.0pp $531	-0.5pp $511	base $491	+0.5pp $470	+1.0pp $449

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	24d	1	0.18mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	0.30mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	0.43mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	44d	1	0.65mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.73mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.81mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.81mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.93mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	0.93mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.93mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.94mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.95mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	44d	1	0.97mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	1.01mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	1.07mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.08mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	1.14mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	1.16mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	1.20mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	1.21mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	1.25mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	1.27mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.28mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.36mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	1.40mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	1.41mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	1.44mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	13d	1	1.44mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.47mi

Listing history 5 events

1. 2026-05-13
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Welcome to this solid 3-bedroom 1-bath ranch offering 1,218 sq ft of potential perfectly situated on a well-maintained street. This slab home provides a functional layout and a great footprint—ideal for investors, flippers, or savvy buyers looking to build equity. Inside the home is ready for your vision and finishing touches. With a little cleanup and cosmetic updates, this property could truly shine. Whether you’re looking to expand your rental portfolio or create a refreshed resale, the possibilities here are endless. Property is being sold as-is!

2. 2026-04-17
   listed $80,000 Active 568-char remark

   Show marketing remark (568 chars)

   Welcome to this solid 3-bedroom 1-bath ranch offering 1,218 sq ft of potential perfectly situated on a well-maintained street. This slab home provides a functional layout and a great footprint—ideal for investors, flippers, or savvy buyers looking to build equity. Inside the home is ready for your vision and finishing touches. With a little cleanup and cosmetic updates, this property could truly shine. Whether you’re looking to expand your rental portfolio or create a refreshed resale, the possibilities here are endless. Property is being sold as-is!

3. 2018-01-30
   soldstatus $32,500
4. 2018-01-30
   soldstatus $37,500
5. 2017-11-06
   soldstatus $15,500

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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: $16,397
• − Mortgage interest: −$4,481
• − Property taxes: −$1,629
• − Insurance: −$400
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,327
• Taxable income: $4,936
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,706/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

+416.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $80,000 MARIS as Distributed by MLS Grid
• 2018-01-30 Sold (Public Records) $37,500 Public Records
• 2018-01-30 Sold (Public Records) $32,500 Public Records
• 2017-11-06 Sold (Public Records) $15,500 Public Records

Property tax history

+3.0%/yr

Latest (2022): $1,629 · +0.9% YoY. Source: county tax records.