14 Forest Home Ct · Bellefontaine Neighbors, MO 63137

$84,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 31 Days on market

Built 1955 8,698 sqft lot $100/sqft · 28% below area Est $118k · 28% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING NORTH COUNTY HOME---HURRY, THIS PROPERTY WILL NOT LAST LONG!!!!! This 2 bedroom 1 bath ranch is carpeted throughout...and the basement is partially finished! There's an enclosed rear porch and a very nice covered patio, perfect for relaxing or entertaining! Property is being sold "As-Is" and is subject to HUD Guidelines 24 CFR 206.125. All submitted offers will not be reviewed and/or accepted until the property has been listed on the MLS for 3 days.

Key facts

• Quiet cul-de-sac
• Peaceful community
• Ranch-style home

Tags

• RANCH-STYLE HOME
• QUIET CUL-DE-SAC
• GENEROUS BACKYARD
• WELL-APPOINTED KITCHEN
• PEACEFUL COMMUNITY
• EASY ACCESS TO LOCAL PARKS

Property features AI

Finance

• Other: Living area reported as 850 (public records); Lot dimensions approximately 75 x 116 (0.1997 acres)
• Financial info: Lease not considered

Exterior

• Parking: Attached 1-car garage; Total 1 parking space
• Utilities: Public water; Public sewer; Electric (other)
• Home design: Single-family residence; One story
• Construction: Composition roof; Other construction materials; Full basement
• Exterior features: Level lot

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 9.5% in Bellefontaine Neighbors — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% 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 $587 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1955 — 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: 1.49% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (median comp): $117,837
• List price: $84,900
• Delta: -27.95%
• 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
9712 Griffin Dr	0.24mi	2/1.0	850 (0%)	6mo	$119,900	$141	84
5 Forest Home Ct	0.10mi	3/1.0 (+1)	975 (+15%)	5mo	$149,900	$154	62
9737 Calumet Dr	0.60mi	3/2.0 (+1)	840 (-1%)	3mo	$149,500	$178	59
1132 Kilgore Dr	0.58mi	3/1.5 (+1)	864 (+2%)	7mo	$115,000	$133	58
1232 Forest Home Dr	0.27mi	3/1.0 (+1)	975 (+15%)	3mo	$114,900	$118	55
1224 Billings Dr	0.33mi	3/1.0 (+1)	975 (+15%)	3mo	$149,900	$154	52
10200 Tappan Dr	0.70mi	3/1.0 (+1)	912 (+7%)	7mo	$109,999	$121	45
10218 Unicorn Dr	0.71mi	3/1.0 (+1)	912 (+7%)	7mo	$105,000	$115	44
1507 Golden Dr	0.71mi	3/1.0 (+1)	912 (+7%)	8mo	$79,999	$88	44
9801 Gloucester Dr	0.70mi	3/2.0 (+1)	912 (+7%)	8mo	$119,000	$130	39
700 Chambers Rd	0.67mi	3/1.0 (+1)	960 (+13%)	5mo	$114,500	$119	38
614 Ludlow Dr	0.68mi	3/1.0 (+1)	960 (+13%)	5mo	$109,900	$114	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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.60×
• Total profit: $14,266
• Equity at exit: $12,659

10-year hold

• IRR: 25.8%
• Equity multiple: 3.67×
• Total profit: $63,432
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$445
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $365

Break-even live

Break-even rent $801

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $413	-5% $389	+0% $365	+5% $341	+10% $317
Rent	-10% $265	-5% $315	+0% $365	+5% $415	+10% $465
Rate	-1.0pp $408	-0.5pp $387	base $365	+0.5pp $343	+1.0pp $321

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.04mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.50mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.64mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.71mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.76mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.76mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	0.78mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.81mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.82mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.86mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.91mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.91mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.96mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	0.97mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.97mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	0.99mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.99mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.99mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	0.99mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	1.01mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	1.02mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	1.04mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	1.07mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	1.08mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	1.09mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	1.09mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	44d	1	1.09mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	24d	1	1.09mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	1.10mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	1.10mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	1.11mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	1.12mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	1.13mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	1.15mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	1.19mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	1.19mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	1.21mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	1.24mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	1.25mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	1.26mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $84,900 Pending 31 DOM
2. 2026-06-09
   days on market $84,900 Active 28 DOM
3. 2026-06-08
   days on market $84,900 Active 27 DOM
4. 2026-06-07
   days on market $84,900 Active 26 DOM
5. 2026-06-05
   days on market $84,900 Active 23 DOM
6. 2026-06-03
   days on market $84,900 Active 22 DOM
7. 2026-06-02
   days on market $84,900 Active 21 DOM
8. 2026-06-01
   days on market $84,900 Active 20 DOM
9. 2026-05-31
   days on market $84,900 Active 19 DOM
10. 2026-05-12
    listed $84,900 Active 856-char remark
11. 2015-09-01
    soldstatus $16,670,984
12. 2012-12-19
    soldstatus 476-char remark

    Show marketing remark (476 chars)

    CHARMING NORTH COUNTY HOME---HURRY, THIS PROPERTY WILL NOT LAST LONG!!!!! This 2 bedroom 1 bath ranch is carpeted throughout...and the basement is partially finished! There's an enclosed rear porch and a very nice covered patio, perfect for relaxing or entertaining! Property is being sold "As-Is" and is subject to HUD Guidelines 24 CFR 206.125. All submitted offers will not be reviewed and/or accepted until the property has been listed on the MLS for 3 days.

13. 2012-10-16
    listed $25,000 476-char remark

    Show marketing remark (476 chars)

    CHARMING NORTH COUNTY HOME---HURRY, THIS PROPERTY WILL NOT LAST LONG!!!!! This 2 bedroom 1 bath ranch is carpeted throughout...and the basement is partially finished! There's an enclosed rear porch and a very nice covered patio, perfect for relaxing or entertaining! Property is being sold "As-Is" and is subject to HUD Guidelines 24 CFR 206.125. All submitted offers will not be reviewed and/or accepted until the property has been listed on the MLS for 3 days.

14. 1993-08-10
    soldstatus
15. 1993-08-10
    soldstatus
16. 1993-08-10
    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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $15,153
• − Mortgage interest: −$4,756
• − Property taxes: −$1,823
• − Insurance: −$424
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,470
• Taxable income: $3,255
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,599/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

+239.6% since first listed

8 events — show timeline

• 2026-06-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $84,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $16,670,984 Public Records
• 2012-12-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-16 Listed $25,000 MARIS as Distributed by MLS Grid
• 1993-08-10 Sold (Public Records) — Public Records
• 1993-08-10 Sold (Public Records) — Public Records
• 1993-08-10 Sold (Public Records) — Public Records

Property tax history

+14.9%/yr

Latest (2022): $1,823 · +0.9% YoY. Source: county tax records.