10185 Green Valley Dr · Dellwood, MO 63136

$64,900

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 55 Days on market

Built 1962 7,000 sqft lot $75/sqft · 12% below area Est $73k · 12% under

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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
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 1.5-bathroom ranch-style home, perfectly situated on a quiet street in the established Glasgow Village community. This charming residence offers an inviting floor plan with a bright, spacious living room that flows seamlessly into the eat-in kitchen, providing a great setup for daily living and entertaining. The main level features well-proportioned bedrooms and a full bath, while the partially finished lower level offers excellent additional living space, perfect for a family room, home office, or gym. Step outside to find a large, level backyard that is ideal for outdoor gatherings, gardening, or recreation. The property also includes a convenient carport and a storage shed for extra utility. Located with easy access to major highways, local parks, and shopping, this move-in-ready home combines suburban tranquility with urban convenience. This St. Louis gem is a must-see!

Key facts

• Ranch-style home
• Eat-in kitchen
• Large level backyard

Tags

• RANCH-STYLE HOME
• BRIGHT SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• PARTIALLY FINISHED LOWER LEVEL
• LARGE LEVEL BACKYARD
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 10.4% in Dellwood — 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 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 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 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 $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1962 — 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 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?
5. 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?
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: 1.98% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $73,377
• List price: $64,900
• Delta: -11.55%
• 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
10038 Balboa Dr	0.38mi	3/1.0	864 (0%)	2mo	$49,900	$58	77
10236 Monarch Dr	0.69mi	3/1.5	850 (-2%)	1mo	$35,000	$41	62
9858 Green Valley Dr	0.52mi	3/2.0	936 (+8%)	2mo	$74,900	$80	60
1829 Chambers Rd	0.50mi	2/1.0 (-1)	816 (-6%)	1mo	$34,900	$43	57
10228 Viscount Dr	0.60mi	3/1.5	925 (+7%)	2mo	$155,000	$168	56
10146 Clairmont Dr	0.29mi	4/1.0 (+1)	970 (+12%)	3mo	$25,000	$26	54
9840 Green Valley Dr	0.58mi	2/1.0 (-1)	816 (-6%)	2mo	$83,000	$102	53
1679 Maldon Ln	0.58mi	2/1.0 (-1)	816 (-6%)	4mo	$85,000	$104	52
10035 Clairmont Dr	0.45mi	2/1.0 (-1)	735 (-15%)	1mo	$74,900	$102	44
9871 Medford Dr	0.74mi	3/1.0	950 (+10%)	2mo	$124,900	$131	44
1716 Atmore Dr	0.74mi	3/1.0	950 (+10%)	2mo	$130,000	$137	43
1719 Newhall Ct	0.69mi	3/1.0	975 (+13%)	0mo	$120,000	$123	42

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: 45.5%
• Equity multiple: 3.69×
• Total profit: $48,946
• Equity at exit: $32,112

10-year hold

• IRR: 45.5%
• Equity multiple: 7.88×
• Total profit: $124,994
• Equity at exit: $51,898

Cash invested: $18,172 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$340
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $561

Break-even live

Break-even rent $574

Max offer price $64,900

Occupancy floor 51%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.14mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.15mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.15mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.16mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.23mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.24mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.47mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.64mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.65mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.67mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.69mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.76mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.76mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.76mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.77mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.77mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.77mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.80mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.80mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.81mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.81mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.82mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.85mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.87mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.87mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.88mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.89mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.93mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.94mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.94mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.95mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.95mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.96mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.98mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.98mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.00mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.09mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.09mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.14mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.15mi

Listing history 35 events

1. 2026-06-18
   days on market $64,900 Active 55 DOM
2. 2026-06-17
   days on market $64,900 Active 54 DOM
3. 2026-06-16
   days on market $64,900 Active 53 DOM
4. 2026-06-15
   pricedays on market $64,900 Active 52 DOM
5. 2026-06-13
   days on market $69,900 Active 50 DOM
6. 2026-06-13
   days on market $69,900 Active 49 DOM
7. 2026-06-09
   days on market $69,900 Active 46 DOM
8. 2026-06-08
   days on market $69,900 Active 45 DOM
9. 2026-06-07
   statusdays on market $69,900 Active 44 DOM
10. 2026-06-02
    statusdays on market $69,900 Pending 42 DOM
11. 2026-06-01
    days on market $69,900 Active 41 DOM
12. 2026-05-31
    days on market $69,900 Active 40 DOM
13. 2026-05-09
    status Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to this beautifully maintained 3-bedroom, 1.5-bathroom ranch-style home, perfectly situated on a quiet street in the established Glasgow Village community. This charming residence offers an inviting floor plan with a bright, spacious living room that flows seamlessly into the eat-in kitchen, providing a great setup for daily living and entertaining. The main level features well-proportioned bedrooms and a full bath, while the partially finished lower level offers excellent additional living space, perfect for a family room, home office, or gym. Step outside to find a large, level backyard that is ideal for outdoor gatherings, gardening, or recreation. The property also includes a convenient carport and a storage shed for extra utility. Located with easy access to major highways, local parks, and shopping, this move-in-ready home combines suburban tranquility with urban convenience. This St. Louis gem is a must-see!

14. 2026-04-27
    status Pending 937-char remark

    Show marketing remark (937 chars)

    Welcome to this beautifully maintained 3-bedroom, 1.5-bathroom ranch-style home, perfectly situated on a quiet street in the established Glasgow Village community. This charming residence offers an inviting floor plan with a bright, spacious living room that flows seamlessly into the eat-in kitchen, providing a great setup for daily living and entertaining. The main level features well-proportioned bedrooms and a full bath, while the partially finished lower level offers excellent additional living space, perfect for a family room, home office, or gym. Step outside to find a large, level backyard that is ideal for outdoor gatherings, gardening, or recreation. The property also includes a convenient carport and a storage shed for extra utility. Located with easy access to major highways, local parks, and shopping, this move-in-ready home combines suburban tranquility with urban convenience. This St. Louis gem is a must-see!

15. 2026-04-09
    listed $69,900 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to this beautifully maintained 3-bedroom, 1.5-bathroom ranch-style home, perfectly situated on a quiet street in the established Glasgow Village community. This charming residence offers an inviting floor plan with a bright, spacious living room that flows seamlessly into the eat-in kitchen, providing a great setup for daily living and entertaining. The main level features well-proportioned bedrooms and a full bath, while the partially finished lower level offers excellent additional living space, perfect for a family room, home office, or gym. Step outside to find a large, level backyard that is ideal for outdoor gatherings, gardening, or recreation. The property also includes a convenient carport and a storage shed for extra utility. Located with easy access to major highways, local parks, and shopping, this move-in-ready home combines suburban tranquility with urban convenience. This St. Louis gem is a must-see!

16. 2026-01-24
    price $69,900
17. 2025-11-17
    price $79,900
18. 2025-10-14
    price $88,900
19. 2025-10-03
    price $93,400
20. 2025-09-25
    price $96,900
21. 2025-09-19
    price $100,900
22. 2025-08-25
    listed $104,900 Active
23. 2018-05-22
    soldstatus $40,000
24. 2018-05-18
    soldstatus Closed
25. 2018-05-06
    status Pending
26. 2018-04-30
    historical Contingent (No Kickout)
27. 2018-04-04
    price $46,000
28. 2018-03-23
    status Active
29. 2018-03-19
    historical Option
30. 2018-03-14
    price $49,900
31. 2018-03-01
    listed $53,000 Active
32. 2017-11-17
    soldstatus $8,000
33. 1998-08-27
    soldstatus $35,900
34. 1998-07-20
    soldstatus $289,400
35. 1995-05-10
    soldstatus

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,420
• − Mortgage interest: −$3,635
• − Property taxes: −$1,037
• − Insurance: −$324
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$1,888
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,280/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

-75.8% since first listed

23 events — show timeline

• 2026-05-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $69,900 MARIS as Distributed by MLS Grid
• 2026-01-24 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-11-17 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-10-14 Price Changed $88,900 MARIS as Distributed by MLS Grid
• 2025-10-03 Price Changed $93,400 MARIS as Distributed by MLS Grid
• 2025-09-25 Price Changed $96,900 MARIS as Distributed by MLS Grid
• 2025-09-19 Price Changed $100,900 MARIS as Distributed by MLS Grid
• 2025-08-25 Listed $104,900 MARIS as Distributed by MLS Grid
• 2018-05-22 Sold (Public Records) $40,000 Public Records
• 2018-05-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-05-06 Pending — MARIS as Distributed by MLS Grid
• 2018-04-30 Contingent — MARIS as Distributed by MLS Grid
• 2018-04-04 Price Changed $46,000 MARIS as Distributed by MLS Grid
• 2018-03-23 Relisted — MARIS as Distributed by MLS Grid
• 2018-03-19 Contingent — MARIS as Distributed by MLS Grid
• 2018-03-14 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2018-03-01 Listed $53,000 MARIS as Distributed by MLS Grid
• 2017-11-17 Sold (Public Records) $8,000 Public Records
• 1998-08-27 Sold (Public Records) $35,900 Public Records
• 1998-07-20 Sold (Public Records) $289,400 Public Records
• 1995-05-10 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2022): $1,037 · +0.4% YoY. Source: county tax records.