10251 Dacey Ct · Dellwood, MO 63136

$104,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 41 Days on market

Built 1959 8,759 sqft lot $103/sqft · 19% below area Est $130k · 19% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• 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

Charming ranch style recently updated with 3 bedrooms, 1 bath and attached garage. This property is sold in current condition. No repairs,warranties,disclosures or inspections provided by seller. Your proof of funds or a prequalification letter must accompany all offers. A special addendum will be made a part of the final contract. Seller reserves the right to negotiate offers in any order regardless of date/time submitted. It may be 24-72 hrs for verbal response from seller. Typical seller's hours are M-F, 9-5. SELLER WILL NOT CONSIDER ANY OFFERS THE FIRST 7 DAYS ON THE MARKET.8-12 DAYS ON THE MARKET SELLER WILL ENTERTAIN OFFERS FROM NSP BUYERS, MUNICIPALITIES,NONPROFIT ORGANIZATION OR OWNER OCCUPANTS ON/AFTER THE 13TH DAY SELLER WILL CONSIDER ALL OFFERS

Key facts

• Functional layout
• 8,759 sq ft lot
• Garage

Tags

• ESTABLISHED COMMUNITY
• CONVENIENT SUBURBAN SETTING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO DINING
• EASY ACCESS TO COMMUTER ROUTES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; One level
• Construction: Frame construction; Composition roof; Slab foundation; Built (year per public records)
• Exterior features: Back yard; Paved road access; No patio or porch

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Ceiling fan(s); Electric cooling
• Interior features: Partially finished basement; No fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (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-, crime D-, 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: Lemasters Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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 (+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); 40% 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 $5k of equity ($725 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) 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.
• Current owner paid $34k; list at $105k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1959 — 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: 1.26% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $129,993
• List price: $104,900
• Delta: -19.30%
• 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
10257 Dacey Dr	0.04mi	3/1.5	1,014 (0%)	2mo	$120,000	$118	94
10269 Dacey Dr	0.05mi	4/1.0 (+1)	1,014 (0%)	1mo	$169,000	$167	88
1923 Nashua Dr	0.17mi	3/1.0	1,014 (0%)	1mo	$149,900	$148	87
10129 Ventura Dr	0.34mi	3/2.0	1,055 (+4%)	2mo	$129,900	$123	76
1646 Hudson Rd	0.52mi	3/1.0	1,014 (0%)	2mo	$164,500	$162	70
10418 Quaker Dr	0.57mi	3/1.5	1,014 (0%)	2mo	$64,900	$64	70
10515 Alliance Dr	0.58mi	3/1.0	1,014 (0%)	0mo	$112,900	$111	69
10231 Monarch Dr	0.73mi	3/2.0	1,073 (+6%)	1mo	$189,999	$177	55
9858 Green Valley Dr	0.71mi	3/2.0	936 (-8%)	2mo	$74,900	$80	52
10139 Edgefield Dr	0.71mi	3/2.0	1,140 (+12%)	0mo	$119,900	$105	46
1715 Hudson Rd	0.48mi	2/1.0 (-1)	1,145 (+13%)	1mo	$125,000	$109	46
10038 Balboa Dr	0.55mi	3/1.0	864 (-15%)	2mo	$49,900	$58	44

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: 21.0%
• Equity multiple: 2.26×
• Total profit: $37,031
• Equity at exit: $51,903

10-year hold

• IRR: 22.5%
• Equity multiple: 4.63×
• Total profit: $106,690
• Equity at exit: $83,885

Cash invested: $29,372 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$550
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $270

Break-even live

Break-even rent $981

Max offer price $104,900

Occupancy floor 75%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.08mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.09mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	0.33mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.36mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.36mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.36mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.42mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.45mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.67mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.68mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.68mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.70mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.72mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.77mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.80mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.81mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.81mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.86mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.86mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.87mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.87mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.88mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.89mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.90mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.90mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	0.90mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.91mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.92mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.94mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.94mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.96mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.97mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.00mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	1.00mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.01mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.01mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.03mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.05mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	1.09mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.09mi

Listing history 21 events

1. 2026-06-18
   days on market $104,900 Active 41 DOM
2. 2026-06-17
   days on market $104,900 Active 40 DOM
3. 2026-06-16
   days on market $104,900 Active 39 DOM
4. 2026-06-15
   days on market $104,900 Active 38 DOM
5. 2026-06-13
   days on market $104,900 Active 36 DOM
6. 2026-06-13
   days on market $104,900 Active 35 DOM
7. 2026-06-09
   days on market $104,900 Active 32 DOM
8. 2026-06-08
   days on market $104,900 Active 31 DOM
9. 2026-06-07
   days on market $104,900 Active 30 DOM
10. 2026-06-05
    days on market $104,900 Active 27 DOM
11. 2026-06-03
    days on market $104,900 Active 26 DOM
12. 2026-06-02
    days on market $104,900 Active 25 DOM
13. 2026-06-01
    days on market $104,900 Active 24 DOM
14. 2026-05-31
    days on market $104,900 Active 23 DOM
15. 2026-05-08
    listed $104,900 Active 818-char remark
16. 2018-09-27
    soldstatus $33,500
17. 2012-12-06
    soldstatus 766-char remark

    Show marketing remark (766 chars)

    Charming ranch style recently updated with 3 bedrooms, 1 bath and attached garage. This property is sold in current condition. No repairs,warranties,disclosures or inspections provided by seller. Your proof of funds or a prequalification letter must accompany all offers. A special addendum will be made a part of the final contract. Seller reserves the right to negotiate offers in any order regardless of date/time submitted. It may be 24-72 hrs for verbal response from seller. Typical seller's hours are M-F, 9-5. SELLER WILL NOT CONSIDER ANY OFFERS THE FIRST 7 DAYS ON THE MARKET.8-12 DAYS ON THE MARKET SELLER WILL ENTERTAIN OFFERS FROM NSP BUYERS, MUNICIPALITIES,NONPROFIT ORGANIZATION OR OWNER OCCUPANTS ON/AFTER THE 13TH DAY SELLER WILL CONSIDER ALL OFFERS

18. 2012-10-17
    listed $27,900 766-char remark

    Show marketing remark (766 chars)

    Charming ranch style recently updated with 3 bedrooms, 1 bath and attached garage. This property is sold in current condition. No repairs,warranties,disclosures or inspections provided by seller. Your proof of funds or a prequalification letter must accompany all offers. A special addendum will be made a part of the final contract. Seller reserves the right to negotiate offers in any order regardless of date/time submitted. It may be 24-72 hrs for verbal response from seller. Typical seller's hours are M-F, 9-5. SELLER WILL NOT CONSIDER ANY OFFERS THE FIRST 7 DAYS ON THE MARKET.8-12 DAYS ON THE MARKET SELLER WILL ENTERTAIN OFFERS FROM NSP BUYERS, MUNICIPALITIES,NONPROFIT ORGANIZATION OR OWNER OCCUPANTS ON/AFTER THE 13TH DAY SELLER WILL CONSIDER ALL OFFERS

19. 2001-06-05
    soldstatus
20. 2001-06-05
    soldstatus $72,900
21. 1990-11-01
    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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,875
• − Mortgage interest: −$5,876
• − Property taxes: −$2,171
• − Insurance: −$524
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,052
• Taxable income: $1,712
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,833/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

+43.9% since first listed

7 events — show timeline

• 2026-05-08 Listed $104,900 MARIS as Distributed by MLS Grid
• 2018-09-27 Sold (Public Records) $33,500 Public Records
• 2012-12-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-17 Listed $27,900 MARIS as Distributed by MLS Grid
• 2001-06-05 Sold (Public Records) $72,900 Public Records
• 2001-06-05 Sold (Public Records) — Public Records
• 1990-11-01 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2022): $2,171 · +0.4% YoY. Source: county tax records.