1128 Bliss Dr · Bellefontaine Neighbors, MO 63137

$84,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 58 Days on market

Built 1952 6,385 sqft lot $84/sqft · 22% below area Est $108k · 22% 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
• 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

Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

Key facts

• Bright living area
• Ranch style home
• 6,385 sq ft lot

Tags

• RANCH STYLE HOME
• BISSELL HILLS NEIGHBORHOOD
• BRIGHT LIVING AREA
• DEDICATED DINING SPACE
• HARDWOOD AND CARPET FLOORING
• EFFICIENTLY DESIGNED KITCHEN

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Gas water heater; Partial finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/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.
• Cap rate 13.8% 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+, 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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1952 — 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: 1.68% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.74%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $108,421
• List price: $84,900
• Delta: -21.69%
• 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
10505 Druid Dr	0.24mi	3/1.0	1,008 (0%)	1mo	$115,000	$114	88
1033 Bakewell Dr	0.13mi	2/1.0 (-1)	992 (-2%)	3mo	$99,900	$101	84
1236 Bliss Dr	0.13mi	3/1.0	944 (-6%)	0mo	$118,000	$125	83
10307 Seaton Dr	0.17mi	3/1.5	932 (-8%)	1mo	$142,000	$152	76
10522 Byfield Dr	0.28mi	2/1.0 (-1)	1,038 (+3%)	1mo	$99,900	$96	76
1215 Bliss Dr	0.10mi	3/1.0	912 (-10%)	4mo	$115,000	$126	76
10130 Newbold Dr	0.42mi	3/1.0	984 (-2%)	2mo	$144,900	$147	75
1222 Hoyt Dr	0.20mi	3/2.0	1,072 (+6%)	4mo	$120,000	$112	72
1140 Nectar Dr	0.31mi	3/1.0	912 (-10%)	1mo	$135,000	$148	69
10505 Ewell Dr	0.31mi	3/1.0	912 (-10%)	2mo	$127,000	$139	68
1243 Addison Dr	0.23mi	3/1.5	912 (-10%)	3mo	$99,900	$110	68
10128 Ashbrook Dr	0.41mi	3/1.0	912 (-10%)	1mo	$130,000	$143	64

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: 24.7%
• Equity multiple: 2.07×
• Total profit: $25,339
• Equity at exit: $12,659

10-year hold

• IRR: 34.7%
• Equity multiple: 4.75×
• Total profit: $89,178
• Equity at exit: $7,341

Cash invested: $23,772 (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: 203
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$445
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $530

Break-even live

Break-even rent $754

Max offer price $84,900

Occupancy floor 58%

Sensitivity live

Price	-10% $578	-5% $554	+0% $530	+5% $506	+10% $482
Rent	-10% $417	-5% $473	+0% $530	+5% $586	+10% $642
Rate	-1.0pp $572	-0.5pp $551	base $530	+0.5pp $508	+1.0pp $485

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	45d	1	0.06mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	45d	1	0.09mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	23d	1	0.13mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	45d	1	0.17mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.21mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	0.21mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	0.23mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	23d	1	0.23mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	0.24mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.33mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	0.49mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	45d	1	0.57mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.58mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	18d	1	0.59mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.61mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	0.79mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.81mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	0.81mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.82mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	0.88mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.90mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	45d	1	0.90mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.91mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	0.95mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.95mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.96mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	0.98mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	1.00mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	1.01mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	45d	1	1.02mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	1.05mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	1.07mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	1.07mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	13d	1	1.07mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	1.08mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.10mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	1.10mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	1.11mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	1.13mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.13mi

Listing history 27 events

1. 2026-06-21
   days on market $84,900 Active 58 DOM
2. 2026-06-18
   days on market $84,900 Active 55 DOM
3. 2026-06-17
   days on market $84,900 Active 54 DOM
4. 2026-06-16
   days on market $84,900 Active 53 DOM
5. 2026-06-15
   days on market $84,900 Active 52 DOM
6. 2026-06-13
   days on market $84,900 Active 50 DOM
7. 2026-06-13
   pricedays on market $84,900 Active 49 DOM
8. 2026-06-09
   days on market $94,900 Active 46 DOM
9. 2026-06-08
   days on market $94,900 Active 45 DOM
10. 2026-06-07
    days on market $94,900 Active 44 DOM
11. 2026-06-05
    days on market $94,900 Active 41 DOM
12. 2026-06-03
    days on market $94,900 Active 40 DOM
13. 2026-06-02
    days on market $94,900 Active 39 DOM
14. 2026-06-01
    days on market $94,900 Active 38 DOM
15. 2026-05-31
    days on market $94,900 Active 37 DOM
16. 2026-04-24
    listed $99,900 Active 1251-char remark
17. 2022-11-08
    soldstatus $68,900
18. 2022-10-26
    soldstatus Closed 187-char remark

    Show marketing remark (187 chars)

    Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

19. 2022-09-20
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

20. 2022-09-14
    status Active 187-char remark

    Show marketing remark (187 chars)

    Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

21. 2022-09-04
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

22. 2022-08-31
    listed $74,900 Active 187-char remark

    Show marketing remark (187 chars)

    Excellent investment opportunity! The subject property can be sold individually or as a package deal. Other properties available include: 1124 Bliss Dr, 10155 Jepson Dr, 4723 Fletcher St.

23. 2020-11-25
    soldstatus $55,000
24. 2020-11-10
    soldstatus Closed

    Show marketing remark (548 chars)

    Looking for a 3 bedroom home with hardwood floors and only minutes from shopping, public transportation, downtown St. Louis....? This could be it! Plenty of space on the main floor with an additional enclosed room off the kitchen which could be used for your home office, crafts, quiet sitting room etc. Let your imagination run with the full unfinished basement. This home is ideal for a first time home buyer, investors or someone looking to downsize. Seller prefers offers on a Special Sales contract. Inspections for buyers knowledge only.

25. 2020-10-28
    status Pending

    Show marketing remark (548 chars)

    Looking for a 3 bedroom home with hardwood floors and only minutes from shopping, public transportation, downtown St. Louis....? This could be it! Plenty of space on the main floor with an additional enclosed room off the kitchen which could be used for your home office, crafts, quiet sitting room etc. Let your imagination run with the full unfinished basement. This home is ideal for a first time home buyer, investors or someone looking to downsize. Seller prefers offers on a Special Sales contract. Inspections for buyers knowledge only.

26. 2020-10-23
    listed $62,000 Active

    Show marketing remark (548 chars)

    Looking for a 3 bedroom home with hardwood floors and only minutes from shopping, public transportation, downtown St. Louis....? This could be it! Plenty of space on the main floor with an additional enclosed room off the kitchen which could be used for your home office, crafts, quiet sitting room etc. Let your imagination run with the full unfinished basement. This home is ideal for a first time home buyer, investors or someone looking to downsize. Seller prefers offers on a Special Sales contract. Inspections for buyers knowledge only.

27. 1995-01-17
    soldstatus $40,000

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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: $17,100
• − Mortgage interest: −$4,756
• − Property taxes: −$1,385
• − Insurance: −$424
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,470
• Taxable income: $5,328
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,078/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

+112.2% since first listed

14 events — show timeline

• 2026-06-11 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-05-29 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $99,900 MARIS as Distributed by MLS Grid
• 2022-11-08 Sold (Public Records) $68,900 Public Records
• 2022-10-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-20 Pending — MARIS as Distributed by MLS Grid
• 2022-09-14 Relisted — MARIS as Distributed by MLS Grid
• 2022-09-04 Pending — MARIS as Distributed by MLS Grid
• 2022-08-31 Listed $74,900 MARIS as Distributed by MLS Grid
• 2020-11-25 Sold (Public Records) $55,000 Public Records
• 2020-11-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-10-28 Pending — MARIS as Distributed by MLS Grid
• 2020-10-23 Listed $62,000 MARIS as Distributed by MLS Grid
• 1995-01-17 Sold (Public Records) $40,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $1,385 · +0.9% YoY. Source: county tax records.