1124 Grenshaw Dr · Bellefontaine Neighbors, MO 63137

$79,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 62 Days on market

Built 1952 5,998 sqft lot $101/sqft · 12% below area Est $91k · 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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity in a quiet residential area of St. Louis County! This2 bedroom , 1 bathroom home features a functional layout with comfortable living space and strong potential for updates or investment. Conveniently located near schools, shopping, dining, and major highways, offering easy access to downtown St. Louis and surrounding areas. Ideal for first-time buyers or investors looking for value-add potential. Don’t miss this one!

Key facts

• Near schools
• Near shopping
• Functional layout

Tags

• QUIET RESIDENTIAL AREA
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• EASY ACCESS TO DOWNTOWN
• NEAR SCHOOLS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 9.5% in Bellefontaine Neighbors — 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 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+, schools F, crime 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.
• 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 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 36% 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $80k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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?
6. 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?
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: 1.63% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.1

CMA / ARV

• ARV (median comp): $90,741
• List price: $79,900
• Delta: -11.95%
• 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
1200 Kilgore Dr	0.13mi	2/1.0	792 (0%)	10mo	$90,000	$114	86
1237 Kilgore Dr	0.22mi	2/1.0	792 (0%)	10mo	$67,900	$86	82
10076 Ashbrook Dr NE	0.35mi	2/1.0	792 (0%)	10mo	$105,000	$133	75
10346 Ashbrook	0.50mi	3/1.0 (+1)	792 (0%)	1mo	$135,000	$170	71
1207 Bakewell	0.53mi	2/1.0	776 (-2%)	3mo	$124,500	$160	69
1241 Avant Dr	0.50mi	2/1.0	792 (0%)	10mo	$78,500	$99	68
1132 Kilgore Dr	0.10mi	3/1.5 (+1)	864 (+9%)	7mo	$115,000	$133	68
1227 Bliss Dr	0.59mi	2/1.0	792 (0%)	9mo	$74,900	$95	65
9712 Griffin Dr	0.59mi	2/1.0	850 (+7%)	6mo	$119,900	$141	56
9632 Cutler Dr	0.68mi	2/1.0	850 (+7%)	9mo	$52,360	$62	49
10045 Dorothy Ave	0.63mi	3/1.0 (+1)	864 (+9%)	6mo	$99,900	$116	45
1254 Roxton Dr	0.62mi	2/1.0	888 (+12%)	10mo	$90,000	$101	43

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: 21.8%
• Equity multiple: 1.93×
• Total profit: $20,895
• Equity at exit: $11,913

10-year hold

• IRR: 32.2%
• Equity multiple: 4.45×
• Total profit: $77,139
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$419
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $454

Break-even live

Break-even rent $729

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.20mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.23mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.46mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.50mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.51mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.52mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.52mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.54mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.58mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.58mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.62mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.66mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.73mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.77mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.77mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.78mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.79mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	0.82mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.87mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.88mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	43d	1	0.89mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.93mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.98mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.98mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.98mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.98mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.99mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.99mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	1.03mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.03mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.05mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	1.07mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.08mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.09mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.10mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.13mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	1.13mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	1.14mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	1.14mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.15mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 62 DOM
2. 2026-06-17
   days on market $79,900 Active 61 DOM
3. 2026-06-16
   days on market $79,900 Active 60 DOM
4. 2026-06-15
   days on market $79,900 Active 59 DOM
5. 2026-06-13
   days on market $79,900 Active 57 DOM
6. 2026-06-13
   pricedays on market $79,900 Active 56 DOM
7. 2026-06-09
   days on market $89,900 Active 53 DOM
8. 2026-06-08
   days on market $89,900 Active 52 DOM
9. 2026-06-07
   days on market $89,900 Active 51 DOM
10. 2026-06-05
    days on market $89,900 Active 48 DOM
11. 2026-06-03
    days on market $89,900 Active 47 DOM
12. 2026-06-02
    days on market $89,900 Active 46 DOM
13. 2026-06-01
    days on market $89,900 Active 45 DOM
14. 2026-05-31
    days on market $89,900 Active 44 DOM
15. 2026-05-18
    price $89,900 445-char remark

    Show marketing remark (445 chars)

    Great opportunity in a quiet residential area of St. Louis County! This2 bedroom , 1 bathroom home features a functional layout with comfortable living space and strong potential for updates or investment. Conveniently located near schools, shopping, dining, and major highways, offering easy access to downtown St. Louis and surrounding areas. Ideal for first-time buyers or investors looking for value-add potential. Don’t miss this one!

16. 2026-04-17
    listed $94,900 Active 445-char remark

    Show marketing remark (445 chars)

    Great opportunity in a quiet residential area of St. Louis County! This2 bedroom , 1 bathroom home features a functional layout with comfortable living space and strong potential for updates or investment. Conveniently located near schools, shopping, dining, and major highways, offering easy access to downtown St. Louis and surrounding areas. Ideal for first-time buyers or investors looking for value-add potential. Don’t miss this one!

17. 2019-12-20
    soldstatus Closed 299-char remark

    Show marketing remark (299 chars)

    Take a look at this charming ranch style home featuring 2 spacious bedrooms, 1 car attached garage, basement and fenced yard with deck perfect for the family gathering! This is an ideal location that is close to schools, shopping, and public transportation. This is a Fannie Mae Homepath Property.

18. 2019-12-12
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Take a look at this charming ranch style home featuring 2 spacious bedrooms, 1 car attached garage, basement and fenced yard with deck perfect for the family gathering! This is an ideal location that is close to schools, shopping, and public transportation. This is a Fannie Mae Homepath Property.

19. 2019-11-05
    listed $38,900 Active 299-char remark

    Show marketing remark (299 chars)

    Take a look at this charming ranch style home featuring 2 spacious bedrooms, 1 car attached garage, basement and fenced yard with deck perfect for the family gathering! This is an ideal location that is close to schools, shopping, and public transportation. This is a Fannie Mae Homepath Property.

20. 2000-09-18
    soldstatus $51,500
21. 1989-04-01
    soldstatus
22. 1989-04-01
    soldstatus $51,000
23. 1988-10-01
    soldstatus $43,500

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,479 · $123/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,642
• − Mortgage interest: −$4,476
• − Property taxes: −$1,479
• − Insurance: −$400
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,324
• Taxable income: $4,461
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,380/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

+106.7% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $94,900 MARIS as Distributed by MLS Grid
• 2019-12-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-12-12 Pending — MARIS as Distributed by MLS Grid
• 2019-11-05 Listed $38,900 MARIS as Distributed by MLS Grid
• 2000-09-18 Sold (Public Records) $51,500 Public Records
• 1989-04-01 Sold (Public Records) $51,000 Public Records
• 1989-04-01 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) $43,500 Public Records

Property tax history

+4.5%/yr

Latest (2022): $1,479 · +0.9% YoY. Source: county tax records.