10619 Foxlair Dr · Bellefontaine Neighbors, MO 63137

$129,000

3 bd · 1.5 ba · 1,076 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.32 ac lot $120/sqft · at area comps Est $124k · at est.

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Why this score? — see what drove the C- 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• ARV discount +5.6/15.0
• 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

Well-maintained 3-bedroom, 1.5-bath home featuring brand new carpet throughout, a spacious layout, and a partially finished basement perfect for extra living space, an office, or hobbies. Conveniently located near Lilac and Foxlair this home is a great opportunity for homeowners or investors alike! Being sold As-Is.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Taxes reported for most recent year
• Financial info: No second mortgage reported

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; Two levels; Above-grade finished living area reported
• Construction: Aluminum siding; Brick; Vinyl siding; Partial, full basement
• Exterior features: Back yard

Interior

• Kitchen: Gas cooktop; Built-in electric oven; Wall oven; Free‑standing refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fans
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).

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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $129k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $129,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $123,719
• List price: $129,000
• Delta: 4.27%
• 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
10749 Runningbrook Dr	0.22mi	4/1.0 (+1)	1,062 (-1%)	3mo	$155,000	$146	78
338 Lancashire Rd	0.51mi	3/1.0	1,063 (-1%)	0mo	$99,000	$93	72
10519 Renfrew Dr	0.29mi	3/1.5	982 (-9%)	2mo	$95,000	$97	70
10555 Gourock Dr	0.13mi	3/2.0	918 (-15%)	3mo	$120,000	$131	65
314 Midlothian Rd	0.49mi	4/1.0 (+1)	1,120 (+4%)	3mo	$90,000	$80	61
10501 Lilac Ave	0.24mi	3/1.0	932 (-13%)	4mo	$74,900	$80	61
10060 Valley Dr	0.75mi	2/1.0 (-1)	1,056 (-2%)	4mo	$59,900	$57	52
518 Banavie Dr	0.46mi	3/2.0	932 (-13%)	3mo	$65,000	$70	51
534 Alcove Ave	0.68mi	3/1.0	996 (-7%)	3mo	$104,200	$105	51
448 Lancashire Rd	0.48mi	3/1.0	1,234 (+15%)	4mo	$149,000	$121	48
404 Lancashire Rd	0.49mi	4/1.0 (+1)	1,215 (+13%)	2mo	$39,900	$33	47
10201 Gourock Dr	0.64mi	3/1.0	932 (-13%)	3mo	$110,000	$118	43

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,394
• Equity at exit: $19,234

10-year hold

• IRR: 12.2%
• Equity multiple: 2.12×
• Total profit: $40,561
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$676
• Tax from tax record: −$165 /mo · $1,986/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $223

Break-even live

Break-even rent $1,134

Max offer price $129,000

Occupancy floor 79%

Sensitivity live

Price	-10% $296	-5% $259	+0% $223	+5% $186	+10% $150
Rent	-10% $111	-5% $167	+0% $223	+5% $279	+10% $335
Rate	-1.0pp $288	-0.5pp $256	base $223	+0.5pp $189	+1.0pp $155

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	0.25mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.28mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	0.28mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.28mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.30mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.31mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.32mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.32mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.36mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.40mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.44mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.46mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.47mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.47mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	0.51mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.51mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.52mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.52mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.52mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.52mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	18d	1	0.52mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.55mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.56mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.59mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.59mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.61mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.62mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.62mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.63mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.65mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.65mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.65mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	0.66mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.66mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.67mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.68mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.68mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.69mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.71mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.73mi

Listing history 5 events

1. 2026-06-13
   remarks 317-char remark
2. 2026-05-16
   status Pending 304-char remark
3. 2026-05-14
   listed $129,000 Active 304-char remark
4. 2026-05-06
   historical $129,000 304-char remark
5. 1999-08-03
   soldstatus $68,500

ⓘ 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: $1,986 · $165/mo
• Projected year-2 tax: $1,986 · $165/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: $16,990
• − Mortgage interest: −$7,226
• − Property taxes: −$1,986
• − Insurance: −$645
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,753
• Taxable income: $662
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,514/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

+88.3% since first listed

4 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $129,000 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon — MARIS as Distributed by MLS Grid
• 1999-08-03 Sold (Public Records) $68,500 Public Records

Property tax history

+5.6%/yr

Latest (2022): $1,986 · +0.9% YoY. Source: county tax records.