10112 Jett Dr · Dellwood, MO 63136

$94,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 57 Days on market

Built 1956 7,501 sqft lot $86/sqft · 29% below area Est $134k · 29% under

---

Why this score? — see what drove the A- 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 +9.1/10.0
• 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

Well-positioned in an established North St. Louis County neighborhood, this property at 10112 Jett Dr offers a great opportunity for homeowners or investors seeking value and potential. The home features a practical layout with a comfortable living area, a dedicated dining space, and a functional kitchen ready for personalization or updates. Bedrooms are well-sized, providing flexibility for family living, guests, or office use. Natural light flows through the home, creating a warm and inviting atmosphere throughout the interior. The property sits on a generous lot with outdoor space suitable for relaxation, gardening, or future improvements. Conveniently located near schools, shopping, dining, and major roadways, this home offers both accessibility and everyday convenience. With its solid structure and great location, it presents an excellent opportunity to renovate, rent, or move in and make it your own. A strong option in the 63136 area with long-term potential and neighborhood stability.

Key facts

• Functional kitchen
• Near schools
• Generous lot

Tags

• DEDICATED DINING SPACE
• FUNCTIONAL KITCHEN
• GENEROUS LOT
• OUTDOOR SPACE
• NEAR SCHOOLS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 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 $4k of equity ($656 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1956 — 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: 1.41% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $134,058
• List price: $94,900
• Delta: -29.21%
• 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
9863 Eastdell Dr	0.33mi	3/1.0	1,126 (+2%)	1mo	$139,900	$124	80
4 S Dellwood Ave	0.50mi	2/1.0 (-1)	1,086 (-2%)	2mo	$98,900	$91	68
1719 Newhall Ct	0.33mi	3/1.0	975 (-12%)	0mo	$120,000	$123	65
9871 Medford Dr	0.29mi	3/1.0	950 (-14%)	2mo	$124,900	$131	62
9724 Dennis Dr	0.68mi	3/1.0	1,056 (-4%)	1mo	$89,900	$85	60
1715 Hudson Rd	0.66mi	2/1.0 (-1)	1,145 (+4%)	1mo	$125,000	$109	57
1646 Hudson Rd	0.62mi	3/1.0	1,014 (-8%)	2mo	$164,500	$162	56
10515 Alliance Dr	0.72mi	3/1.0	1,014 (-8%)	0mo	$112,900	$111	52
10418 Quaker Dr	0.67mi	3/1.5	1,014 (-8%)	2mo	$64,900	$64	52
10257 Dacey Dr	0.74mi	3/1.5	1,014 (-8%)	2mo	$120,000	$118	48
1354 Stein Rd	0.50mi	4/2.0 (+1)	982 (-11%)	2mo	$160,000	$163	48
10269 Dacey Dr	0.73mi	4/1.0 (+1)	1,014 (-8%)	1mo	$169,000	$167	47

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: 28.4%
• Equity multiple: 2.70×
• Total profit: $45,148
• Equity at exit: $46,955

10-year hold

• IRR: 29.3%
• Equity multiple: 5.61×
• Total profit: $122,385
• Equity at exit: $75,888

Cash invested: $26,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$498
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $424

Break-even live

Break-even rent $800

Max offer price $94,900

Occupancy floor 63%

Sensitivity live

Price	-10% $477	-5% $451	+0% $424	+5% $397	+10% $370
Rent	-10% $318	-5% $371	+0% $424	+5% $476	+10% $529
Rate	-1.0pp $471	-0.5pp $448	base $424	+0.5pp $399	+1.0pp $374

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.06mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.29mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.35mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.37mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.38mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.40mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.41mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.47mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.48mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.51mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.56mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.59mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.62mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.65mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.65mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.66mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.71mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.71mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	0.73mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.73mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	0.73mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.73mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.80mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.80mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.85mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.87mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.88mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.89mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.91mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.94mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.96mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.96mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.05mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	1.05mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	2d	1	1.06mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.09mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.09mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.12mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	1.17mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $94,900 Active 57 DOM
2. 2026-06-17
   days on market $94,900 Active 56 DOM
3. 2026-06-16
   days on market $94,900 Active 55 DOM
4. 2026-06-15
   days on market $94,900 Active 54 DOM
5. 2026-06-13
   days on market $94,900 Active 52 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 51 DOM
7. 2026-06-09
   days on market $104,900 Active 48 DOM
8. 2026-06-08
   days on market $104,900 Active 47 DOM
9. 2026-06-07
   days on market $104,900 Active 46 DOM
10. 2026-06-05
    days on market $104,900 Active 43 DOM
11. 2026-06-03
    days on market $104,900 Active 42 DOM
12. 2026-06-02
    days on market $104,900 Active 41 DOM
13. 2026-06-01
    days on market $104,900 Active 40 DOM
14. 2026-05-31
    days on market $104,900 Active 39 DOM
15. 2026-04-22
    listed $104,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Well-positioned in an established North St. Louis County neighborhood, this property at 10112 Jett Dr offers a great opportunity for homeowners or investors seeking value and potential. The home features a practical layout with a comfortable living area, a dedicated dining space, and a functional kitchen ready for personalization or updates. Bedrooms are well-sized, providing flexibility for family living, guests, or office use. Natural light flows through the home, creating a warm and inviting atmosphere throughout the interior. The property sits on a generous lot with outdoor space suitable for relaxation, gardening, or future improvements. Conveniently located near schools, shopping, dining, and major roadways, this home offers both accessibility and everyday convenience. With its solid structure and great location, it presents an excellent opportunity to renovate, rent, or move in and make it your own. A strong option in the 63136 area with long-term potential and neighborhood stability.

16. 2022-04-07
    soldstatus $403,750
17. 2001-11-08
    soldstatus $71,500
18. 1997-01-03
    soldstatus $35,000
19. 1993-01-19
    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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,031
• − Mortgage interest: −$5,316
• − Property taxes: −$1,134
• − Insurance: −$474
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,761
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,177/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
• 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

+199.7% since first listed

5 events — show timeline

• 2026-04-22 Listed $104,900 MARIS as Distributed by MLS Grid
• 2022-04-07 Sold (Public Records) $403,750 Public Records
• 2001-11-08 Sold (Public Records) $71,500 Public Records
• 1997-01-03 Sold (Public Records) $35,000 Public Records
• 1993-01-19 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2022): $1,134 · +0.4% YoY. Source: county tax records.