10108 Jett Dr · Dellwood, MO 63136

$69,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 155 Days on market

Built 1956 Fair condition 7,501 sqft lot $77/sqft · 45% below area Est $127k · 45% under

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Why this score? — see what drove the A- 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
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0

Listing remarks MLS

Charming one-story ranch home offering comfortable living and great functionality! This 3-bedroom, 1-bath property features a covered entry and attached carport, welcoming you into a bright interior filled with natural light and neutral colors. Inside, you'll find beautiful hardwood floors and a spacious living room that provides plenty of room for relaxing or entertaining. The kitchen features a stylish tile backsplash and a gas range, creating a practical and inviting space for cooking and gathering. The full basement adds excellent versatility with a built-in workbench and storage shelves already installed—perfect for projects, hobbies, and extra storage. Outside, the fenced yard offers space for pets, gardening, or enjoying the outdoors. With classic ranch-style charm and useful features throughout, this St. Louis home is ready for its next owner to move in and make it their own!

Key facts

• Attached carport
• Full basement
• Covered entry

Tags

• COVERED ENTRY
• ATTACHED CARPORT
• HARDWOOD FLOORS
• TILE BACKSPLASH
• GAS RANGE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 9.7% in Dellwood — 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 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: 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); 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 38% 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 $3k of equity ($483 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $127,119
• List price: $69,900
• Delta: -45.01%
• 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
1621 Mowbry Ln	0.13mi	3/1.0	912 (0%)	1mo	$144,900	$159	93
1688 Maldon Ln	0.26mi	3/1.0	912 (0%)	0mo	$109,900	$121	88
309 N Floridale Ave	0.34mi	3/1.0	912 (0%)	1mo	$54,900	$60	83
1708 Dellwood Ct	0.39mi	3/1.0	912 (0%)	1mo	$70,000	$77	81
9813 Dennis Dr	0.43mi	3/1.0	936 (+3%)	0mo	$85,000	$91	75
9738 Scottdale Dr	0.58mi	3/2.0	912 (0%)	0mo	$61,500	$67	69
9925 Glen Owen Dr	0.41mi	3/1.5	996 (+9%)	0mo	$84,900	$85	63
9819 Vickie Pl	0.41mi	3/1.0	1,032 (+13%)	0mo	$87,000	$84	59
1920 Crown Point Dr	0.62mi	2/2.0 (-1)	936 (+3%)	1mo	$75,000	$80	57
1939 Green Valley Dr	0.69mi	3/1.5	1,014 (+11%)	1mo	$179,900	$177	46
9835 Green Valley Dr	0.74mi	3/1.0	1,019 (+12%)	1mo	$73,000	$72	45
10184 Winkler Dr	0.65mi	2/1.0 (-1)	792 (-13%)	1mo	$54,900	$69	42

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: 41.3%
• Equity multiple: 3.45×
• Total profit: $47,960
• Equity at exit: $34,586

10-year hold

• IRR: 41.4%
• Equity multiple: 7.33×
• Total profit: $123,850
• Equity at exit: $55,896

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 93 active · 49 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $91,000 ($98/sqft)
• Median days on market: 57 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +42.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 489
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$367
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $533

Break-even live

Break-even rent $625

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $572	-5% $552	+0% $533	+5% $513	+10% $493
Rent	-10% $430	-5% $481	+0% $533	+5% $584	+10% $635
Rate	-1.0pp $568	-0.5pp $550	base $533	+0.5pp $514	+1.0pp $496

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	73d	1	0.13mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	93d	1	0.22mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	93d	1	0.28mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	93d	1	0.31mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	61d	1	0.31mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	93d	1	0.33mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	73d	1	0.42mi
10220 Doane Dr Saint Louis, MO	3.0	1.0	1014	$1,300	$1.28	9d	1	0.45mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	93d	1	0.48mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	93d	1	0.49mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	93d	1	0.55mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	73d	1	0.57mi
10124 Winkler Dr Saint Louis, MO	3.0	1.0	792	$1,400	$1.77	28d	1	0.60mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	64d	1	0.62mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,275	$1.42	30d	1	0.65mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,223	$1.16	41d	1	0.66mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	56d	1	0.69mi
10160 Green Valley Dr Saint Louis, MO	3.0	1.0	1040	$1,200	$1.15	28d	1	0.69mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	93d	1	0.69mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	47d	1	0.69mi
10341 Trask Dr Saint Louis, MO	3.0	2.0	1114	$1,545	$1.39	27d	1	0.70mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	73d	1	0.70mi
10116 Cloverdale Dr Saint Louis, MO	3.0	1.0	996	$1,100	$1.10	39d	1	0.72mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	47d	1	0.72mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	73d	1	0.72mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	93d	1	0.72mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	93d	1	0.75mi
10117 Crown Point Dr Saint Louis, MO	3.0	1.0	1062	$1,245	$1.17	35d	1	0.80mi
2049 Baroque Ct Unit 1-2036D St. Louis, MO	2.0	1.0	825	$985	$1.19	24d	1	0.82mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	93d	1	0.82mi
38 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,395	$1.45	13d	1	0.82mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	73d	1	0.83mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	73d	1	0.86mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	93d	1	0.88mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	857	$948	$1.10	15d	1	0.90mi
413 Averill Ave Saint Louis, MO	2.0	1.0	830	$1,200	$1.45	35d	1	0.90mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	93d	1	0.92mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	73d	1	0.92mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	47d	1	0.94mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	93d	1	0.94mi

Listing history 50 events

1. 2026-08-08
   days on market $69,900 Active 155 DOM
2. 2026-08-07
   days on market $69,900 Active 154 DOM
3. 2026-08-06
   days on market $69,900 Active 153 DOM
4. 2026-08-05
   days on market $69,900 Active 152 DOM
5. 2026-08-04
   days on market $69,900 Active 151 DOM
6. 2026-08-03
   days on market $69,900 Active 150 DOM
7. 2026-07-31
   days on market $69,900 Active 147 DOM
8. 2026-07-30
   pricedays on market $69,900 Active 146 DOM
9. 2026-07-30
   days on market $76,500 Active 145 DOM
10. 2026-07-28
    days on market $76,500 Active 144 DOM
11. 2026-07-26
    days on market $76,500 Active 142 DOM
12. 2026-07-24
    days on market $76,500 Active 140 DOM
13. 2026-07-23
    days on market $76,500 Active 139 DOM
14. 2026-07-22
    days on market $76,500 Active 138 DOM
15. 2026-07-21
    days on market $76,500 Active 137 DOM
16. 2026-07-20
    days on market $76,500 Active 136 DOM
17. 2026-07-18
    days on market $76,500 Active 134 DOM
18. 2026-07-18
    days on market $76,500 Active 133 DOM
19. 2026-07-16
    days on market $76,500 Active 132 DOM
20. 2026-07-15
    days on market $76,500 Active 131 DOM
21. 2026-07-14
    days on market $76,500 Active 130 DOM
22. 2026-07-13
    days on market $76,500 Active 129 DOM
23. 2026-07-13
    days on market $76,500 Active 128 DOM
24. 2026-07-11
    days on market $76,500 Active 127 DOM
25. 2026-07-10
    days on market $76,500 Active 126 DOM
26. 2026-07-09
    days on market $76,500 Active 125 DOM
27. 2026-07-07
    days on market $76,500 Active 123 DOM
28. 2026-07-06
    days on market $76,500 Active 122 DOM
29. 2026-07-05
    days on market $76,500 Active 121 DOM
30. 2026-07-03
    days on market $76,500 Active 119 DOM
31. 2026-07-02
    days on market $76,500 Active 118 DOM
32. 2026-07-01
    days on market $76,500 Active 117 DOM
33. 2026-06-30
    days on market $76,500 Active 116 DOM
34. 2026-06-29
    days on market $76,500 Active 115 DOM
35. 2026-06-28
    days on market $76,500 Active 114 DOM
36. 2026-06-27
    days on market $76,500 Active 113 DOM
37. 2026-06-26
    days on market $76,500 Active 112 DOM
38. 2026-06-24
    days on market $76,500 Active 110 DOM
39. 2026-06-22
    days on market $76,500 Active 108 DOM
40. 2026-06-21
    days on market $76,500 Active 107 DOM
41. 2026-06-19
    price $76,500 Active 104 DOM
42. 2026-06-18
    days on market $79,900 Active 104 DOM
43. 2026-06-17
    days on market $79,900 Active 103 DOM
44. 2026-06-16
    days on market $79,900 Active 102 DOM
45. 2026-06-15
    days on market $79,900 Active 101 DOM
46. 2026-06-13
    days on market $79,900 Active 99 DOM
47. 2026-06-13
    days on market $79,900 Active 98 DOM
48. 2026-06-09
    days on market $79,900 Active 95 DOM
49. 2026-06-08
    days on market $79,900 Active 94 DOM
50. 2026-06-07
    days on market $79,900 Active 93 DOM

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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 ≥106°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: $15,591
• − Mortgage interest: −$3,915
• − Property taxes: −$1,177
• − Insurance: −$350
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,033
• Taxable income: $5,621
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $5,042/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,800–$41,040 screening

The home is in fair condition with moderate repairs and maintenance needed. Repairs to the roof, windows, and landscaping would significantly increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major siding — The siding shows signs of wear and discoloration.
• Major windows — The windows appear to be in poor condition, with some showing signs of wear and tear.
• Major landscaping — The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.

Value-add opportunities

• Both repair roof — Repairing the roof would improve the overall condition of the home and increase its value. ↑
• Both repair windows — Repairing the windows would improve the home's curb appeal and increase its value. ↑
• Both landscape — Landscape improvements would enhance the home's curb appeal and increase its value. ↑
• Both paint exterior — Painting the exterior would improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

High Riverview Gardens Sr. High F MO #501/521 Nat'l #15,975/17,239

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

C Composite livability gradescore 66/100

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 · 1,025,227 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: 16% of renters

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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%

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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

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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

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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

+123.4% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-04-11 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-03-09 Sold (Public Records) $35,000 Public Records
• 2015-12-29 Sold (Public Records) $3,793,388 Public Records
• 2006-04-26 Sold (Public Records) $81,400 Public Records
• 1997-05-20 Sold (Public Records) $38,000 Public Records

Property tax history

+2.8%/yr

Latest (2022): $1,177 · +0.4% YoY. Source: county tax records.