10436 Ewell Dr · Bellefontaine Neighbors, MO 63137

$99,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 66 Days on market

Built 1953 7,501 sqft lot $99/sqft · at area comps Est $103k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +9.0/15.0
• 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

Classic single-story home set on a spacious lot with mature trees and a wide driveway leading to the attached garage. The interior features hardwood flooring throughout much of the main living areas, crown molding accents, and large windows that provide abundant natural light. The kitchen offers rich wood cabinetry, ample counter space, and black appliances, with convenient access to adjacent dining and living spaces. Bedrooms include hardwood flooring and neutral finishes, while the bathroom features a tub and shower combination with extended vanity space. A finished lower level provides additional flexible living or recreation space along with storage areas and utility access. Outdoor highlights include a covered and screened patio area overlooking the backyard, offering a comfortable space for relaxing or entertaining.

Key facts

• Hardwood flooring
• Large windows
• Black appliances

Tags

• HARDWOOD FLOORING
• CROWN MOLDING ACCENTS
• LARGE WINDOWS
• RICH WOOD CABINETRY
• AMPLE COUNTER SPACE
• BLACK APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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+, 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 22d 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 ($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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) 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 1953 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1953 — 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: 1.41% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (median comp): $103,430
• List price: $99,900
• Delta: -3.41%
• 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
10505 Druid Dr	0.31mi	3/1.0	1,008 (0%)	1mo	$115,000	$114	80
10522 Byfield Dr	0.12mi	2/1.0 (-1)	1,038 (+3%)	1mo	$99,900	$96	80
1236 Bliss Dr	0.13mi	3/1.0	944 (-6%)	0mo	$118,000	$125	79
10505 Ewell Dr	0.06mi	3/1.0	912 (-10%)	2mo	$127,000	$139	76
1243 Addison Dr	0.19mi	3/1.5	912 (-10%)	3mo	$99,900	$110	70
1033 Bakewell Dr	0.38mi	2/1.0 (-1)	992 (-2%)	3mo	$99,900	$101	69
10307 Seaton Dr	0.43mi	3/1.5	932 (-8%)	1mo	$142,000	$152	65
10557 Castle Dr	0.65mi	3/1.5	1,023 (+2%)	1mo	$110,000	$108	64
10130 Newbold Dr	0.60mi	3/1.0	984 (-2%)	2mo	$144,900	$147	63
10128 Ashbrook Dr	0.37mi	3/1.0	912 (-10%)	0mo	$130,000	$143	62
1140 Nectar Dr	0.37mi	3/1.0	912 (-10%)	1mo	$135,000	$148	62
10417 Prince Dr	0.68mi	3/1.5	1,040 (+3%)	2mo	$120,000	$115	60

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: 11.9%
• Equity multiple: 1.49×
• Total profit: $13,827
• Equity at exit: $14,895

10-year hold

• IRR: 23.7%
• Equity multiple: 3.41×
• Total profit: $67,298
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$524
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $388

Break-even live

Break-even rent $917

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.10mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.12mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.12mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	22d	1	0.18mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.27mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.29mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.31mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.35mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.40mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.44mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.44mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.62mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.66mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.68mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	0.68mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.71mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.80mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.80mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	0.81mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.83mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.83mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.90mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.91mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.93mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.93mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.96mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.97mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.01mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	1.01mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.03mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	1.03mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	1.03mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.04mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.06mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.07mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.08mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.13mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.14mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	1.16mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	1.18mi

Listing history 9 events

1. 2026-05-11
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Classic single-story home set on a spacious lot with mature trees and a wide driveway leading to the attached garage. The interior features hardwood flooring throughout much of the main living areas, crown molding accents, and large windows that provide abundant natural light. The kitchen offers rich wood cabinetry, ample counter space, and black appliances, with convenient access to adjacent dining and living spaces. Bedrooms include hardwood flooring and neutral finishes, while the bathroom features a tub and shower combination with extended vanity space. A finished lower level provides additional flexible living or recreation space along with storage areas and utility access. Outdoor highlights include a covered and screened patio area overlooking the backyard, offering a comfortable space for relaxing or entertaining.

2. 2026-05-01
   price $99,900 833-char remark

   Show marketing remark (833 chars)

   Classic single-story home set on a spacious lot with mature trees and a wide driveway leading to the attached garage. The interior features hardwood flooring throughout much of the main living areas, crown molding accents, and large windows that provide abundant natural light. The kitchen offers rich wood cabinetry, ample counter space, and black appliances, with convenient access to adjacent dining and living spaces. Bedrooms include hardwood flooring and neutral finishes, while the bathroom features a tub and shower combination with extended vanity space. A finished lower level provides additional flexible living or recreation space along with storage areas and utility access. Outdoor highlights include a covered and screened patio area overlooking the backyard, offering a comfortable space for relaxing or entertaining.

3. 2026-03-06
   listed $104,900 Active 833-char remark

   Show marketing remark (833 chars)

   Classic single-story home set on a spacious lot with mature trees and a wide driveway leading to the attached garage. The interior features hardwood flooring throughout much of the main living areas, crown molding accents, and large windows that provide abundant natural light. The kitchen offers rich wood cabinetry, ample counter space, and black appliances, with convenient access to adjacent dining and living spaces. Bedrooms include hardwood flooring and neutral finishes, while the bathroom features a tub and shower combination with extended vanity space. A finished lower level provides additional flexible living or recreation space along with storage areas and utility access. Outdoor highlights include a covered and screened patio area overlooking the backyard, offering a comfortable space for relaxing or entertaining.

4. 2015-09-01
   soldstatus $15,382,732
5. 2012-11-05
   soldstatus 104-char remark

   Show marketing remark (104 chars)

   HUGE PRICE REDUCTION! Nice 3 bedroom 2 bath home located close to shopping and schools. Won't last long!

6. 2012-10-05
   listed $29,900 104-char remark

   Show marketing remark (104 chars)

   HUGE PRICE REDUCTION! Nice 3 bedroom 2 bath home located close to shopping and schools. Won't last long!

7. 2005-08-30
   soldstatus $108,900
8. 1994-08-02
   soldstatus $66,000
9. 1961-10-23
   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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/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: $16,893
• − Mortgage interest: −$5,596
• − Property taxes: −$1,905
• − Insurance: −$500
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,906
• Taxable income: $3,284
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,867/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
• 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

+51.4% since first listed

9 events — show timeline

• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $104,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2012-11-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-05 Listed $29,900 MARIS as Distributed by MLS Grid
• 2005-08-30 Sold (Public Records) $108,900 Public Records
• 1994-08-02 Sold (Public Records) $66,000 Public Records
• 1961-10-23 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2022): $1,905 · +0.9% YoY. Source: county tax records.