10175 Cloverdale Dr · Dellwood, MO 63136

$85,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 45 Days on market

Built 1951 6,250 sqft lot $107/sqft · 59% above area Est $73k · 17% over

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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 +9.2/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Welcome to 10175 Cloverdale Drive — a move-in ready 2 bed, 1 bath home with over 1,000 sq ft of finished living space, including a walkout basement. Located on a quiet street with quick access to I-270, this property offers a smart layout with fresh paint, wood floors, updated appliances, and a recently renovated bathroom. The finished lower level adds valuable flex space for a home office, gym, or second living area, and the level backyard is perfect for outdoor activities or entertaining. Whether you're a first-time homebuyer looking for a great starter home or an investor seeking a strong addition to your portfolio, this home delivers value, versatility, and location at a price poi

Key facts

• Updated appliances
• Walkout basement
• Level backyard

Tags

• WALKOUT BASEMENT
• FINISHED LOWER LEVEL
• LEVEL BACKYARD
• UPDATED APPLIANCES
• RECENTLY RENOVATED BATHROOM

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered

Exterior

• Parking: Asphalt driveway and off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas connected
• Home design: Single family residence; House; One level
• Construction: Concrete and vinyl siding exterior; Asphalt roof
• Exterior features: Balcony; Back yard fencing; Panel door(s)

Interior

• Kitchen: Cooktop; Microwave; Self-cleaning oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Beamed ceilings; Laminate counters; Basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (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 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 35% 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 ($588 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $85k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1951 — 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: 1.42% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (median comp): $72,741
• List price: $85,000
• Delta: 16.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10157 Winkler Dr	0.12mi	2/1.0	792 (0%)	4mo	$60,000	$76	90
10185 Winkler Dr	0.12mi	2/1.0	792 (0%)	8mo	$35,000	$44	88
10246 Dacey Dr	0.25mi	2/2.0	768 (-3%)	7mo	$58,400	$76	74
1829 Chambers Rd	0.51mi	2/1.0	816 (+3%)	1mo	$34,900	$43	70
9840 Green Valley Dr	0.56mi	2/1.0	816 (+3%)	2mo	$83,000	$102	67
10035 Clairmont Dr	0.47mi	2/1.0	735 (-7%)	1mo	$74,900	$102	65
1679 Maldon Ln	0.63mi	2/1.0	816 (+3%)	4mo	$85,000	$104	62
10038 Balboa Dr	0.38mi	3/1.0 (+1)	864 (+9%)	2mo	$49,900	$58	61
2042 Kappel Dr	0.73mi	2/1.0	828 (+4%)	1mo	$49,900	$60	58
10236 Monarch Dr	0.64mi	3/1.5 (+1)	850 (+7%)	1mo	$35,000	$41	50
10041 Bon Oak Dr	0.53mi	2/1.0	888 (+12%)	6mo	$35,000	$39	50
10360 Baron Dr	0.73mi	3/— (+1)	888 (+12%)	6mo	$44,900	$51	35

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: 30.5%
• Equity multiple: 2.82×
• Total profit: $43,221
• Equity at exit: $42,057

10-year hold

• IRR: 31.1%
• Equity multiple: 5.86×
• Total profit: $115,637
• Equity at exit: $67,971

Cash invested: $23,800 (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: $1,208 high
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $423

Break-even live

Break-even rent $673

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.14mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.14mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.18mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.19mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	2d	1	0.19mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.24mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.64mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.66mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.67mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.69mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.72mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.74mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.75mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.75mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.78mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	0.79mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.80mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.80mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.81mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.82mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.82mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.83mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.84mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.84mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	0.88mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.89mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.89mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.92mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.93mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.93mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.94mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.96mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.97mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.98mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.99mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.04mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.06mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.10mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.17mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	1.17mi

Listing history 37 events

1. 2026-06-15
   days on market $85,000 Active 45 DOM
2. 2026-06-13
   days on market $85,000 Active 43 DOM
3. 2026-06-13
   days on market $85,000 Active 42 DOM
4. 2026-06-09
   days on market $85,000 Active 39 DOM
5. 2026-06-08
   days on market $85,000 Active 38 DOM
6. 2026-06-07
   days on market $85,000 Active 37 DOM
7. 2026-06-05
   days on market $85,000 Active 34 DOM
8. 2026-06-03
   days on market $85,000 Active 33 DOM
9. 2026-06-02
   days on market $85,000 Active 32 DOM
10. 2026-06-01
    days on market $85,000 Active 31 DOM
11. 2026-05-31
    days on market $85,000 Active 30 DOM
12. 2026-05-12
    price $85,000 799-char remark
13. 2026-05-01
    listed $95,000 Active 799-char remark
14. 2026-02-06
    price $95,000
15. 2025-12-12
    listed $99,900 Active
16. 2025-12-11
    historical
17. 2025-11-04
    soldstatus Closed
18. 2025-10-09
    status Active
19. 2025-04-17
    status Pending
20. 2025-02-13
    price $65,000
21. 2025-01-24
    status Active
22. 2024-12-05
    status Pending
23. 2024-11-06
    listed $70,000 Active
24. 2024-04-23
    historical $1,209
25. 2024-04-12
    listed $1,209
26. 2024-04-10
    historical $1,209
27. 2024-04-03
    listed $1,209
28. 2017-03-21
    historical
29. 2017-03-17
    soldstatus Closed
30. 2017-03-07
    status Pending
31. 2017-01-24
    price $13,750
32. 2016-10-05
    status Active
33. 2016-07-23
    status Pending
34. 2016-07-07
    listed $17,000 Active
35. 2015-07-28
    price $20,000
36. 2015-07-27
    price $35,000
37. 1994-12-02
    soldstatus $37,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$221/yr (+$18/mo · 36.6%)

ⓘ 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 · 20 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: $14,500
• − Mortgage interest: −$4,761
• − Property taxes: −$604
• − Insurance: −$425
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,473
• Taxable income: $3,917
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,137/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

• 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

+129.7% since first listed

26 events — show timeline

• 2026-05-12 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-12-12 Listed $99,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-17 Pending — MARIS as Distributed by MLS Grid
• 2025-02-13 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-01-24 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-05 Pending — MARIS as Distributed by MLS Grid
• 2024-11-06 Listed $70,000 MARIS as Distributed by MLS Grid
• 2024-04-23 Rental Removed $1,209 APPFOLIO
• 2024-04-12 Listed for Rent $1,209 APPFOLIO
• 2024-04-10 Rental Removed $1,209 APPFOLIO
• 2024-04-03 Listed for Rent $1,209 APPFOLIO
• 2017-03-21 Delisted — MARIS as Distributed by MLS Grid
• 2017-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-03-07 Pending — MARIS as Distributed by MLS Grid
• 2017-01-24 Price Changed $13,750 MARIS as Distributed by MLS Grid
• 2016-10-05 Relisted — MARIS as Distributed by MLS Grid
• 2016-07-23 Pending — MARIS as Distributed by MLS Grid
• 2016-07-07 Listed $17,000 MARIS as Distributed by MLS Grid
• 2015-07-28 Price Changed $20,000 MARIS as Distributed by MLS Grid
• 2015-07-27 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 1994-12-02 Sold (Public Records) $37,000 Public Records

Property tax history

-4.2%/yr

Latest (2022): $604 · +0.4% YoY. Source: county tax records.