835 Fontaine Pl · Bellefontaine Neighbors, MO 63137

$90,000

2 bd · 2.0 ba · 875 sqft · SingleFamily public records · 59 Days on market

Built 1951 6,098 sqft lot Est $67k · 34% 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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +6.9/10.0
• 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

Key facts

• 6,098 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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: $87k (3.0% below list) — sets the bar for market timing.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $67,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Marias Dr	0.03mi	2/1.0	884 (+1%)	4mo	$64,900	$73	90
817 Lebon Dr	0.13mi	2/1.0	884 (+1%)	2mo	$93,000	$105	87
810 Teurville Dr	0.15mi	3/1.0 (+1)	904 (+3%)	7mo	$70,000	$77	73
819 Portland Ter	0.44mi	2/1.0	936 (+7%)	1mo	$60,000	$64	63
8770 Jordan Ave	0.62mi	2/1.0	884 (+1%)	3mo	$48,000	$54	63
925 Riverview Blvd	0.62mi	2/1.0	830 (-5%)	0mo	$93,000	$112	58
1158 Waldorf Dr	0.59mi	2/1.0	944 (+8%)	8mo	$102,000	$108	49
820 Elias Ave	0.74mi	3/2.0 (+1)	832 (-5%)	8mo	$47,500	$57	46
1110 Duenke Dr	0.61mi	2/1.0	984 (+12%)	5mo	$74,900	$76	43
853 Nassau Dr	0.64mi	2/1.0	768 (-12%)	5mo	$39,000	$51	42
1220 Duenke Dr	0.74mi	2/1.0	984 (+12%)	3mo	$89,900	$91	38
9427 Yorktown Dr	0.71mi	2/1.0	982 (+12%)	6mo	$120,000	$122	37

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,538
• Equity at exit: $13,419

10-year hold

• IRR: 15.4%
• Equity multiple: 2.46×
• Total profit: $36,866
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$472
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $206

Break-even live

Break-even rent $810

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	23d	1	0.17mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	43d	1	0.17mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	0.24mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	0.52mi
819 Gustav Ave Apt C St. Louis, MO	1.0	1.0	550	$800	$1.45	43d	1	0.54mi
819 Gustav Ave Unit 832 B St. Louis, MO	1.0	1.0	550	$740	$1.35	43d	1	0.54mi
819 Gustav Ave Apt A St. Louis, MO	1.0	1.0	550	$740	$1.35	23d	1	0.54mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.84mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	43d	1	0.85mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	0.88mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	0.96mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	0.96mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.97mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.99mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	14d	3	1.00mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	43d	1	1.00mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	1.00mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	1.02mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	1.15mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	4d	2	1.16mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	1.17mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	1.21mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	43d	1	1.22mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	43d	1	1.23mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	1.31mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.42mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.44mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.45mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	1.47mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   price $90,000
3. 2026-03-26
   status Active
4. 2026-03-18
   status Pending
5. 2026-02-20
   listed $105,000 Active
6. 2008-09-04
   soldstatus $85,000
7. 2008-05-20
   soldstatus $38,000
8. 2005-05-19
   soldstatus $83,000
9. 1993-11-01
   soldstatus $46,500

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,562 · $130/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 ≥108°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: $12,838
• − Mortgage interest: −$5,041
• − Property taxes: −$1,562
• − Insurance: −$450
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,618
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,200/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
• 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

+93.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-18 Pending — MARIS as Distributed by MLS Grid
• 2026-02-20 Listed $105,000 MARIS as Distributed by MLS Grid
• 2008-09-04 Sold (Public Records) $85,000 Public Records
• 2008-05-20 Sold (Public Records) $38,000 Public Records
• 2005-05-19 Sold (Public Records) $83,000 Public Records
• 1993-11-01 Sold (Public Records) $46,500 Public Records

Property tax history

+4.9%/yr

Latest (2022): $1,562 · +0.9% YoY. Source: county tax records.