102 Florwood Ct · Dellwood, MO 63135

$89,900

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 5 Days on market

Built 1957 7,548 sqft lot Est $89k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Rent growth +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bathroom ranch located in the heart of the desirable Westwood Acres subdivision. This cozy residence offers a convenient single-level floor plan, perfect for comfortable living. The property features a spacious living room filled with natural light, a functional kitchen, and three well-proportioned bedrooms. Enjoy the privacy of a quiet cul-de-sac location, complete with a convenient covered carport and a spacious backyard perfect for outdoor gatherings. Ideally situated in Dellwood, this home offers easy access to local amenities and major transit routes.

Key facts

• Spacious backyard
• Covered carport
• 7,548 sq ft lot

Tags

• SINGLE-LEVEL FLOOR PLAN
• QUIET CUL-DE-SAC LOCATION
• COVERED CARPORT
• SPACIOUS BACKYARD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Living area reported as 976 (per public records)
• Financial info: Lease not considered
• HOA & community: No association amenities or fees

Exterior

• Parking: Attached 1-car garage (1 parking space total)
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family residence; One story; House structure
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation; Built year from public records
• Exterior features: Front porch; Level lot; Paved road access

Interior

• Kitchen: Includes oven, range and refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air; Other heating type
• Interior features: Oven, Range, Refrigerator; Carpet and hardwood flooring; Full basement
• Laundry & utility: Washer/dryer not specified

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 $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Griffith Elementary (math 3% / reading 9%, grade F, #1,069 of 1,115 statewide, top 96%, 282 students, 99% FRL); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $90k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $89,900

Questions for the listing agent

1. Built in 1957 — 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: 1.50% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $88,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Forestwood Dr	0.27mi	3/1.0	1,032 (+6%)	3mo	$77,900	$75	75
1719 Newhall Ct	0.54mi	3/1.0	975 (-0%)	0mo	$120,000	$123	74
9866 Dennis Dr	0.35mi	3/1.0	1,032 (+6%)	3mo	$124,900	$121	72
9871 Medford Dr	0.48mi	3/1.0	950 (-3%)	2mo	$124,900	$131	72
277 Dashwood Dr	0.56mi	3/1.0	960 (-2%)	2mo	$74,900	$78	70
9724 Dennis Dr	0.41mi	3/1.0	1,056 (+8%)	2mo	$89,900	$85	66
296 Meadowcrest Dr	0.66mi	3/1.0	960 (-2%)	2mo	$109,900	$114	65
4 S Dellwood Ave	0.22mi	2/1.0 (-1)	1,086 (+11%)	2mo	$98,900	$91	65
324 Gage Dr	0.36mi	2/1.0 (-1)	875 (-10%)	1mo	$68,000	$78	60
1354 Stein Rd	0.73mi	4/2.0 (+1)	982 (+1%)	2mo	$160,000	$163	54
247 S Hartnett Ave Unit 1/2	0.69mi	2/1.0 (-1)	902 (-8%)	2mo	$75,000	$83	49
9701 Glen Owen Dr	0.70mi	3/1.5	1,120 (+15%)	3mo	$69,900	$62	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.82×
• Total profit: $20,599
• Equity at exit: $13,404

10-year hold

• IRR: 30.6%
• Equity multiple: 4.44×
• Total profit: $86,605
• Equity at exit: $7,773

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 63135

• Rents YoY: 9.0%
• Active inventory: 165
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$471
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $440

Break-even live

Break-even rent $795

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $490	-5% $465	+0% $440	+5% $414	+10% $389
Rent	-10% $333	-5% $386	+0% $440	+5% $493	+10% $546
Rate	-1.0pp $485	-0.5pp $462	base $440	+0.5pp $416	+1.0pp $393

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	25d	1	0.31mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.32mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.36mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.43mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	0.46mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.47mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.48mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.49mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	45d	1	0.51mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.52mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.52mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	0.59mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.60mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	0.64mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	45d	1	0.65mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	0.67mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	0d	1	0.67mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	0.67mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.67mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$895	$1.27	0d	6	0.68mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	0.71mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	0.71mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	0.77mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	0.81mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.82mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	45d	1	0.87mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	0.92mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.92mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.95mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.95mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.96mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.96mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	0.98mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.99mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	45d	1	1.00mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	45d	1	1.01mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	1.11mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	1.11mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.13mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	1.17mi

Listing history 4 events

1. 2026-06-21
   days on market $89,900 Active 5 DOM
2. 2026-06-18
   days on market $89,900 Active 2 DOM
3. 2026-06-17
   remarks 605-char remark
4. 2026-06-17
   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: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/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: $16,222
• − Mortgage interest: −$5,036
• − Property taxes: −$1,433
• − Insurance: −$450
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,615
• Taxable income: $4,093
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,293/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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
• City population: 18,381
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 (66%)
• Race & ethnicity: Black 66% White 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

+56.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $89,900 MARIS as Distributed by MLS Grid
• 2020-03-02 Sold (Public Records) $36,454 Public Records
• 1993-11-03 Sold (Public Records) $57,500 Public Records
• 1993-01-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2022): $1,433 · +0.5% YoY. Source: county tax records.