9805 Dennis Dr · Dellwood, MO 63136

$110,900

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 62 Days on market

Built 1957 7,501 sqft lot $107/sqft · 10% above area Est $101k · 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 +26.0/30.0
• DSCR +8.8/10.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Great investment opportunity or for an occupant to move in!! 2-bedroom, 1-bath home offers immediate income with tenants currently in place. Inside, you’ll find a welcoming living room, an efficient kitchen layout, and some newer laminate flooring that adds a fresh touch. The level backyard provides usable outdoor space, and the home’s simple, low-maintenance design makes it an easy addition to any rental portfolio. A solid choice for investors looking for steady cash flow and long-term potential.

Key facts

• 7,501 sq ft lot
• Built 1957
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $104k (6.0% 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-, schools D, crime D-.
• 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 (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 37% 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 $5k of equity ($767 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 11089900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $111k implies a 824% 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 $104,246 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,512
• List price: $110,900
• Delta: 10.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9866 Dennis Dr	0.18mi	3/1.0 (+1)	1,032 (0%)	3mo	$124,900	$121	84
9724 Dennis Dr	0.22mi	3/1.0 (+1)	1,056 (+2%)	1mo	$89,900	$85	80
1719 Newhall Ct	0.28mi	3/1.0 (+1)	975 (-6%)	0mo	$120,000	$123	72
9863 Eastdell Dr	0.17mi	3/1.0 (+1)	1,126 (+9%)	1mo	$139,900	$124	71
4 S Dellwood Ave	0.43mi	2/1.0	1,086 (+5%)	2mo	$98,900	$91	70
1523 Fir Dr	0.11mi	3/1.0 (+1)	1,144 (+11%)	2mo	$45,000	$39	70
9871 Medford Dr	0.24mi	3/1.0 (+1)	950 (-8%)	2mo	$124,900	$131	69
125 Forestwood Dr	0.56mi	3/1.0 (+1)	1,032 (0%)	3mo	$77,900	$75	66
9739 Balboa Dr	0.60mi	3/1.0 (+1)	999 (-3%)	1mo	$76,900	$77	61
9614 Winkler Dr	0.71mi	3/1.0 (+1)	1,020 (-1%)	1mo	$125,000	$123	59
9701 Glen Owen Dr	0.42mi	3/1.5 (+1)	1,120 (+8%)	3mo	$69,900	$62	57
9858 Green Valley Dr	0.73mi	3/2.0 (+1)	936 (-9%)	2mo	$74,900	$80	40

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: 20.5%
• Equity multiple: 2.23×
• Total profit: $38,197
• Equity at exit: $54,872

10-year hold

• IRR: 22.0%
• Equity multiple: 4.53×
• Total profit: $109,709
• Equity at exit: $88,683

Cash invested: $31,052 (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: 372
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$582
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $276

Break-even live

Break-even rent $908

Max offer price $110,900

Occupancy floor 73%

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: $27,725
• Closing costs: $3,327
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.11mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.14mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.16mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.18mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.22mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.22mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.23mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.25mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.28mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.40mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.54mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.57mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.60mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.63mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.63mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.63mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.75mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.84mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.84mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.85mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.88mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.89mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.91mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.92mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.93mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.94mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.94mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.96mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.97mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.97mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.98mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.02mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.02mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	1.03mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	1.06mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	1.09mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.11mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.15mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	1.20mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.20mi

Listing history 28 events

1. 2026-06-18
   days on market $110,900 Active 62 DOM
2. 2026-06-17
   days on market $110,900 Active 61 DOM
3. 2026-06-16
   days on market $110,900 Active 60 DOM
4. 2026-06-15
   days on market $110,900 Active 59 DOM
5. 2026-06-13
   days on market $110,900 Active 57 DOM
6. 2026-06-13
   days on market $110,900 Active 56 DOM
7. 2026-06-09
   days on market $110,900 Active 53 DOM
8. 2026-06-08
   days on market $110,900 Active 52 DOM
9. 2026-06-07
   days on market $110,900 Active 51 DOM
10. 2026-06-05
    days on market $110,900 Active 48 DOM
11. 2026-06-03
    days on market $110,900 Active 47 DOM
12. 2026-06-02
    days on market $110,900 Active 46 DOM
13. 2026-06-01
    days on market $110,900 Active 45 DOM
14. 2026-05-31
    days on market $110,900 Active 44 DOM
15. 2026-04-18
    price $110,900 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity or for an occupant to move in!! 2-bedroom, 1-bath home offers immediate income with tenants currently in place. Inside, you’ll find a welcoming living room, an efficient kitchen layout, and some newer laminate flooring that adds a fresh touch. The level backyard provides usable outdoor space, and the home’s simple, low-maintenance design makes it an easy addition to any rental portfolio. A solid choice for investors looking for steady cash flow and long-term potential.

16. 2026-04-18
    listed $1 Active 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity or for an occupant to move in!! 2-bedroom, 1-bath home offers immediate income with tenants currently in place. Inside, you’ll find a welcoming living room, an efficient kitchen layout, and some newer laminate flooring that adds a fresh touch. The level backyard provides usable outdoor space, and the home’s simple, low-maintenance design makes it an easy addition to any rental portfolio. A solid choice for investors looking for steady cash flow and long-term potential.

17. 2026-04-18
    historical $1 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity or for an occupant to move in!! 2-bedroom, 1-bath home offers immediate income with tenants currently in place. Inside, you’ll find a welcoming living room, an efficient kitchen layout, and some newer laminate flooring that adds a fresh touch. The level backyard provides usable outdoor space, and the home’s simple, low-maintenance design makes it an easy addition to any rental portfolio. A solid choice for investors looking for steady cash flow and long-term potential.

18. 2024-03-14
    historical $1,200
19. 2024-01-12
    listed $1,200
20. 2023-08-22
    historical $900
21. 2023-08-12
    listed $900
22. 2022-02-02
    soldstatus
23. 2019-02-15
    soldstatus $12,000
24. 2016-05-23
    soldstatus $18,500
25. 2007-11-06
    soldstatus $70,000
26. 2006-01-26
    soldstatus
27. 2005-10-31
    soldstatus $88,000
28. 2005-08-05
    soldstatus $1,400,000

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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: $15,098
• − Mortgage interest: −$6,212
• − Property taxes: −$1,078
• − Insurance: −$554
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,226
• Taxable income: $1,611
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,929/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 — 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

• 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

-92.1% since first listed

14 events — show timeline

• 2026-04-18 Price Changed $110,900 MARIS as Distributed by MLS Grid
• 2026-04-18 Listed $1 MARIS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $1 MARIS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $1,200 BUILDIUM
• 2024-01-12 Listed for Rent $1,200 BUILDIUM
• 2023-08-22 Rental Removed $900 BUILDIUM
• 2023-08-12 Listed for Rent $900 BUILDIUM
• 2022-02-02 Sold (Public Records) — Public Records
• 2019-02-15 Sold (Public Records) $12,000 Public Records
• 2016-05-23 Sold (Public Records) $18,500 Public Records
• 2007-11-06 Sold (Public Records) $70,000 Public Records
• 2006-01-26 Sold (Public Records) — Public Records
• 2005-10-31 Sold (Public Records) $88,000 Public Records
• 2005-08-05 Sold (Public Records) $1,400,000 Public Records

Property tax history

-3.8%/yr

Latest (2022): $1,078 · +0.4% YoY. Source: county tax records.