1940 Hudson Rd · Dellwood, MO 63136

$140,000

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 137 Days on market

Built 1961 10,789 sqft lot $119/sqft · at area comps Est $147k · at est.

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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 +16.7/30.0
• ARV discount +9.6/15.0
• Appreciation +6.9/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

Ranch style home, over 1100sf with 3 bedrooms, 2 full bathrooms, partially finished basement and attached garage located close to public transportation, amenities, and major thoroughfares. INTERIOR ACCESS IS NOT AVAILABLE --

Key facts

• 0.25 acre lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 10.4% in Dellwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 39% 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 $6k of equity ($968 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $146,790
• List price: $140,000
• Delta: -4.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 Nashua Dr	0.04mi	3/1.0	1,014 (-14%)	1mo	$149,900	$148	70
1715 Hudson Rd	0.38mi	2/1.0 (-1)	1,145 (-3%)	1mo	$125,000	$109	68
10257 Dacey Dr	0.17mi	3/1.5	1,014 (-14%)	2mo	$120,000	$118	65
10269 Dacey Dr	0.15mi	4/1.0 (+1)	1,014 (-14%)	1mo	$169,000	$167	61
10129 Ventura Dr	0.54mi	3/2.0	1,055 (-10%)	2mo	$129,900	$123	56
10418 Quaker Dr	0.47mi	3/1.5	1,014 (-14%)	2mo	$64,900	$64	52
10515 Alliance Dr	0.45mi	3/1.0	1,014 (-14%)	0mo	$112,900	$111	52
1646 Hudson Rd	0.43mi	3/1.0	1,014 (-14%)	2mo	$164,500	$162	52
10201 Doane Dr	0.47mi	3/1.5	1,014 (-14%)	4mo	$125,000	$123	50
2270 Ainsworth Dr	0.64mi	4/3.0 (+1)	1,276 (+9%)	2mo	$94,900	$74	45
2241 Luxmore Dr	0.69mi	4/3.0 (+1)	1,276 (+9%)	2mo	$187,500	$147	43
10539 Monarch Dr	0.71mi	4/2.5 (+1)	1,073 (-9%)	3mo	$135,000	$126	43

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: 13.1%
• Equity multiple: 1.79×
• Total profit: $31,053
• Equity at exit: $69,270

10-year hold

• IRR: 15.5%
• Equity multiple: 3.55×
• Total profit: $100,018
• Equity at exit: $111,953

Cash invested: $39,200 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$734
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $87

Break-even live

Break-even rent $1,226

Max offer price $140,000

Occupancy floor 88%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.11mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.22mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	0.32mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.50mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.51mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.51mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.56mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.59mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.62mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.66mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.71mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.72mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.73mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.80mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.82mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.83mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.87mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.89mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.93mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.95mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.95mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.96mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.99mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.00mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.00mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.01mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.01mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.02mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.03mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	1.03mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.03mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	1.04mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	1.04mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	1.05mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.08mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.11mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.12mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.14mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.15mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.16mi

Listing history 18 events

1. 2026-06-13
   days on market $140,000 Active 137 DOM
2. 2026-06-13
   days on market $140,000 Active 136 DOM
3. 2026-06-09
   days on market $140,000 Active 133 DOM
4. 2026-06-08
   days on market $140,000 Active 132 DOM
5. 2026-06-07
   days on market $140,000 Active 131 DOM
6. 2026-06-05
   days on market $140,000 Active 128 DOM
7. 2026-06-03
   days on market $140,000 Active 127 DOM
8. 2026-06-02
   days on market $140,000 Active 126 DOM
9. 2026-06-01
   days on market $140,000 Active 125 DOM
10. 2026-05-31
    days on market $140,000 Active 124 DOM
11. 2026-02-26
    status Active 224-char remark

    Show marketing remark (224 chars)

    Ranch style home, over 1100sf with 3 bedrooms, 2 full bathrooms, partially finished basement and attached garage located close to public transportation, amenities, and major thoroughfares. INTERIOR ACCESS IS NOT AVAILABLE --

12. 2026-02-18
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Ranch style home, over 1100sf with 3 bedrooms, 2 full bathrooms, partially finished basement and attached garage located close to public transportation, amenities, and major thoroughfares. INTERIOR ACCESS IS NOT AVAILABLE --

13. 2026-01-19
    listed $140,000 Active 224-char remark

    Show marketing remark (224 chars)

    Ranch style home, over 1100sf with 3 bedrooms, 2 full bathrooms, partially finished basement and attached garage located close to public transportation, amenities, and major thoroughfares. INTERIOR ACCESS IS NOT AVAILABLE --

14. 2023-03-01
    soldstatus $125,000
15. 2023-02-23
    soldstatus Closed 660-char remark

    Show marketing remark (660 chars)

    Welcome to this adorable & extremely well cared for ranch located in a cozy neighborhood of Dellwood. This spacious 3bed 2fullbath w/only one owner is ready for its new owner! The main level offers formal living and dining, 2 generously sized bedrooms along with a huge master suite addition that includes a full bath and main floor laundry! The basement has some finishes and ready for your personal touches for a second living space with a bonus room or office. 1-car garage, flat backyard on a corner lot, fully fenced w/ deck for entertaining and large shed for storage. Newer roof and water heater, HVAC was serviced frequently. Home to be sold as is.

16. 2023-01-16
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Welcome to this adorable & extremely well cared for ranch located in a cozy neighborhood of Dellwood. This spacious 3bed 2fullbath w/only one owner is ready for its new owner! The main level offers formal living and dining, 2 generously sized bedrooms along with a huge master suite addition that includes a full bath and main floor laundry! The basement has some finishes and ready for your personal touches for a second living space with a bonus room or office. 1-car garage, flat backyard on a corner lot, fully fenced w/ deck for entertaining and large shed for storage. Newer roof and water heater, HVAC was serviced frequently. Home to be sold as is.

17. 2023-01-14
    listed $124,900 Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to this adorable & extremely well cared for ranch located in a cozy neighborhood of Dellwood. This spacious 3bed 2fullbath w/only one owner is ready for its new owner! The main level offers formal living and dining, 2 generously sized bedrooms along with a huge master suite addition that includes a full bath and main floor laundry! The basement has some finishes and ready for your personal touches for a second living space with a bonus room or office. 1-car garage, flat backyard on a corner lot, fully fenced w/ deck for entertaining and large shed for storage. Newer roof and water heater, HVAC was serviced frequently. Home to be sold as is.

18. 1961-12-26
    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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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) · 22% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,029
• − Mortgage interest: −$7,842
• − Property taxes: −$2,112
• − Insurance: −$700
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,073
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,344/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

• Census place: Dellwood, MO
• County: Saint Louis County · 888,823 people
• City population: 18,381
• 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

+12.1% since first listed

8 events — show timeline

• 2026-02-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-18 Pending — MARIS as Distributed by MLS Grid
• 2026-01-19 Listed $140,000 MARIS as Distributed by MLS Grid
• 2023-03-01 Sold (Public Records) $125,000 Public Records
• 2023-02-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-16 Pending — MARIS as Distributed by MLS Grid
• 2023-01-14 Listed $124,900 MARIS as Distributed by MLS Grid
• 1961-12-26 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2022): $2,112 · +0.4% YoY. Source: county tax records.