9243 Filibert Dr · Bellefontaine Neighbors, MO 63137

$94,900

2 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 55 Days on market

Built 1950 6,599 sqft lot $75/sqft · 26% below area Est $129k · 26% 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 +9.3/10.0
• 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

Charming single-family residence offering a great opportunity to own in a well-established St. Louis County neighborhood. This home features a functional layout designed for comfortable everyday living, with bright interior spaces and a traditional floor plan that provides flexibility for a variety of lifestyle needs. Situated on a residential street with convenient access to major roadways, schools, shopping, and local amenities, the property combines suburban living with everyday convenience. The surrounding area is known for its mature setting and long-standing community feel. The home presents an excellent opportunity for both owner-occupants and investors seeking a property with strong

Key facts

• Convenient access
• Residential street
• Functional layout

Tags

• SINGLE FAMILY RESIDENCE
• FUNCTIONAL LAYOUT
• BRIGHT INTERIOR SPACES
• TRADITIONAL FLOOR PLAN
• RESIDENTIAL STREET
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Living area reported as 1,270 (source: public records); Lot size approximately 0.1515 acres
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: Attached garage (1-car); 1 total parking space
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One story; House structure; Entry facing information not provided
• Construction: Brick construction; Composition roof; Slab foundation; Built year not provided
• Exterior features: Level lot; Paved road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Insulated windows; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $393 ($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 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: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $656 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 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 1950 — 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: 1.43% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,530
• List price: $94,900
• Delta: -26.17%
• 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
937 Lebon Dr	0.16mi	3/1.0 (+1)	1,218 (-4%)	1mo	$80,000	$66	80
840 Lebon Dr	0.26mi	3/1.0 (+1)	1,224 (-4%)	2mo	$85,000	$69	75
833 Lebon Dr	0.30mi	3/1.0 (+1)	1,336 (+5%)	3mo	$115,000	$86	70
9437 Ardmore Dr	0.44mi	2/1.0	1,302 (+2%)	8mo	$130,000	$100	68
1118 Dunford Dr	0.31mi	3/1.0 (+1)	1,195 (-6%)	6mo	$139,900	$117	66
9279 Dell Ct	0.30mi	3/2.0 (+1)	1,195 (-6%)	4mo	$150,000	$126	64
1109 Bluegrass Dr	0.24mi	3/2.0 (+1)	1,195 (-6%)	6mo	$139,000	$116	64
9421 Dickerson Dr	0.70mi	2/1.0	1,304 (+3%)	4mo	$60,000	$46	59
8845 Portland Ter	0.48mi	2/1.0	1,116 (-12%)	2mo	$33,000	$30	56
9435 Eastchester Dr	0.67mi	3/1.0 (+1)	1,195 (-6%)	2mo	$55,500	$46	52
1209 Longridge Dr	0.55mi	3/1.0 (+1)	1,195 (-6%)	9mo	$139,900	$117	52
555 Leeton Ave	0.74mi	3/1.0 (+1)	1,320 (+4%)	5mo	$39,900	$30	50

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: 13.3%
• Equity multiple: 1.55×
• Total profit: $14,741
• Equity at exit: $14,150

10-year hold

• IRR: 24.9%
• Equity multiple: 3.55×
• Total profit: $67,630
• Equity at exit: $8,205

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 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$498
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $393

Break-even live

Break-even rent $861

Max offer price $94,900

Occupancy floor 66%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	23d	1	0.12mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.57mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	43d	1	0.59mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.76mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.86mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	43d	1	0.90mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	12d	1	1.07mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	1.09mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	1.11mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	1.13mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.18mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	1.19mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	1.23mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	43d	1	1.24mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	1.29mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.32mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	1.33mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.33mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	43d	1	1.49mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $94,900 Active 55 DOM
2. 2026-06-17
   days on market $94,900 Active 54 DOM
3. 2026-06-16
   days on market $94,900 Active 53 DOM
4. 2026-06-15
   days on market $94,900 Active 52 DOM
5. 2026-06-13
   days on market $94,900 Active 50 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 49 DOM
7. 2026-06-09
   days on market $99,000 Active 46 DOM
8. 2026-06-08
   days on market $99,000 Active 45 DOM
9. 2026-06-07
   days on market $99,000 Active 44 DOM
10. 2026-06-05
    days on market $99,000 Active 41 DOM
11. 2026-06-03
    days on market $99,000 Active 40 DOM
12. 2026-06-02
    days on market $99,000 Active 39 DOM
13. 2026-06-01
    days on market $99,000 Active 38 DOM
14. 2026-05-31
    days on market $99,000 Active 37 DOM
15. 2026-04-24
    listed $104,900 Active 1014-char remark
16. 2022-10-04
    soldstatus $3,087,952
17. 1998-09-29
    soldstatus $65,900

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 · 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: $16,298
• − Mortgage interest: −$5,316
• − Property taxes: −$1,718
• − Insurance: −$474
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,761
• Taxable income: $3,421
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $3,889/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

+44.0% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-05-29 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $104,900 MARIS as Distributed by MLS Grid
• 2022-10-04 Sold (Public Records) $3,087,952 Public Records
• 1998-09-29 Sold (Public Records) $65,900 Public Records

Property tax history

+5.1%/yr

Latest (2022): $1,718 · +0.9% YoY. Source: county tax records.