10272 Imperial Dr · Dellwood, MO 63136

$79,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 133 Days on market

Built 1949 0.68 ac lot $61/sqft · 38% below area Est $130k · 38% under

---

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 +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

This classic ranch home offers the convenience of single-level living paired with an expansive outdoor footprint. The interior features a practical layout that maximizes every inch of the floor plan, centering around a comfortable living area that connects easily to the kitchen and dining spaces. With three well-proportioned bedrooms and a full bathroom, the home provides a solid foundation for a variety of lifestyles and needs. Large windows allow natural light to fill the rooms, creating a warm and welcoming atmosphere throughout the day. The property truly shines with its impressive .67-acre lot, providing a rare amount of open space for recreation, gardening, or future outdoor projects. This generous acreage offers a sense of privacy and freedom that is hard to find, all while maintaining the manageable scale of a traditional ranch residence. Whether you are looking for room to breathe or a versatile canvas to make your own, this home delivers a straightforward and functional living experience on a substantial piece of land.

Key facts

• 0.68 acre lot
• Built 1949
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 10.2% 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-, 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); 376 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); 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 40% 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 ($552 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 133 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.29%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $129,616
• List price: $79,900
• Delta: -38.36%
• 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
10197 Green Valley Dr	0.31mi	3/1.0	1,245 (-6%)	7mo	$125,000	$100	70
10618 Woodwind Dr	0.47mi	3/2.0	1,406 (+6%)	1mo	$129,900	$92	63
10114 Saffron Dr	0.43mi	3/1.5	1,445 (+10%)	0mo	$149,500	$103	62
10619 Alliance Dr	0.51mi	2/1.0 (-1)	1,275 (-3%)	7mo	$135,000	$106	60
1705 Cargill Dr	0.35mi	3/1.0	1,514 (+15%)	1mo	$149,900	$99	58
1715 Hudson Rd	0.30mi	2/1.0 (-1)	1,145 (-13%)	1mo	$125,000	$109	58
1516 Cargill Dr	0.51mi	3/1.5	1,234 (-6%)	7mo	$149,000	$121	57
10124 Tamworth Dr	0.45mi	4/2.0 (+1)	1,392 (+6%)	6mo	$175,000	$126	56
10000 Knollcrest Dr	0.73mi	2/1.0 (-1)	1,365 (+3%)	7mo	$59,900	$44	50
1663 Maldon Ln	0.44mi	2/2.0 (-1)	1,468 (+11%)	3mo	$139,900	$95	49
10626 Landseer Dr	0.73mi	3/2.0	1,401 (+6%)	5mo	$121,000	$86	48
2 Capitol Hill Dr	0.46mi	2/1.5 (-1)	1,470 (+11%)	7mo	$150,000	$102	46

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: 36.2%
• Equity multiple: 3.16×
• Total profit: $48,256
• Equity at exit: $39,534

10-year hold

• IRR: 36.6%
• Equity multiple: 6.67×
• Total profit: $126,823
• Equity at exit: $63,893

Cash invested: $22,372 (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: 376
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$419
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $509

Break-even live

Break-even rent $741

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $554	-5% $531	+0% $509	+5% $486	+10% $463
Rent	-10% $399	-5% $454	+0% $509	+5% $563	+10% $618
Rate	-1.0pp $549	-0.5pp $529	base $509	+0.5pp $488	+1.0pp $467

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	5d	1	0.07mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	45d	1	0.11mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.21mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	45d	1	0.27mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	0.48mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.50mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.52mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	0.56mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.57mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.71mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.77mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.80mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	0d	1	0.83mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	45d	1	0.83mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.84mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.85mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.87mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.91mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.91mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.92mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.94mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	25d	1	0.94mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	1.01mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	1.01mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	1.03mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	1.03mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	1.05mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	1.07mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	1.07mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	1.09mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	45d	1	1.10mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	23d	1	1.14mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	1.20mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	1.21mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	45d	1	1.22mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	0d	1	1.24mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	1.28mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	1.30mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	1.32mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	1.32mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 133 DOM
2. 2026-06-17
   days on market $79,900 Active 132 DOM
3. 2026-06-16
   days on market $79,900 Active 131 DOM
4. 2026-06-15
   days on market $79,900 Active 130 DOM
5. 2026-06-13
   days on market $79,900 Active 128 DOM
6. 2026-06-13
   days on market $79,900 Active 127 DOM
7. 2026-06-09
   days on market $79,900 Active 124 DOM
8. 2026-06-08
   days on market $79,900 Active 123 DOM
9. 2026-06-07
   days on market $79,900 Active 122 DOM
10. 2026-06-05
    days on market $79,900 Active 119 DOM
11. 2026-06-03
    days on market $79,900 Active 118 DOM
12. 2026-06-02
    days on market $79,900 Active 117 DOM
13. 2026-06-01
    days on market $79,900 Active 116 DOM
14. 2026-05-31
    days on market $79,900 Active 115 DOM
15. 2026-04-17
    price $79,900 1045-char remark

    Show marketing remark (1045 chars)

    This classic ranch home offers the convenience of single-level living paired with an expansive outdoor footprint. The interior features a practical layout that maximizes every inch of the floor plan, centering around a comfortable living area that connects easily to the kitchen and dining spaces. With three well-proportioned bedrooms and a full bathroom, the home provides a solid foundation for a variety of lifestyles and needs. Large windows allow natural light to fill the rooms, creating a warm and welcoming atmosphere throughout the day. The property truly shines with its impressive .67-acre lot, providing a rare amount of open space for recreation, gardening, or future outdoor projects. This generous acreage offers a sense of privacy and freedom that is hard to find, all while maintaining the manageable scale of a traditional ranch residence. Whether you are looking for room to breathe or a versatile canvas to make your own, this home delivers a straightforward and functional living experience on a substantial piece of land.

16. 2026-03-17
    price $89,900 1045-char remark

    Show marketing remark (1045 chars)

    This classic ranch home offers the convenience of single-level living paired with an expansive outdoor footprint. The interior features a practical layout that maximizes every inch of the floor plan, centering around a comfortable living area that connects easily to the kitchen and dining spaces. With three well-proportioned bedrooms and a full bathroom, the home provides a solid foundation for a variety of lifestyles and needs. Large windows allow natural light to fill the rooms, creating a warm and welcoming atmosphere throughout the day. The property truly shines with its impressive .67-acre lot, providing a rare amount of open space for recreation, gardening, or future outdoor projects. This generous acreage offers a sense of privacy and freedom that is hard to find, all while maintaining the manageable scale of a traditional ranch residence. Whether you are looking for room to breathe or a versatile canvas to make your own, this home delivers a straightforward and functional living experience on a substantial piece of land.

17. 2026-02-05
    listed $94,900 Active 1045-char remark

    Show marketing remark (1045 chars)

    This classic ranch home offers the convenience of single-level living paired with an expansive outdoor footprint. The interior features a practical layout that maximizes every inch of the floor plan, centering around a comfortable living area that connects easily to the kitchen and dining spaces. With three well-proportioned bedrooms and a full bathroom, the home provides a solid foundation for a variety of lifestyles and needs. Large windows allow natural light to fill the rooms, creating a warm and welcoming atmosphere throughout the day. The property truly shines with its impressive .67-acre lot, providing a rare amount of open space for recreation, gardening, or future outdoor projects. This generous acreage offers a sense of privacy and freedom that is hard to find, all while maintaining the manageable scale of a traditional ranch residence. Whether you are looking for room to breathe or a versatile canvas to make your own, this home delivers a straightforward and functional living experience on a substantial piece of land.

18. 2025-03-31
    status Active
19. 2025-02-21
    status Pending
20. 2024-12-31
    listed $135,000 Active
21. 2022-11-14
    soldstatus $73,500
22. 2022-11-14
    soldstatus
23. 2022-09-27
    soldstatus $15,000

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $1,597 · $133/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 4/10 Moderate 7 d/yr ≥106°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: $16,619
• − Mortgage interest: −$4,476
• − Property taxes: −$1,597
• − Insurance: −$400
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,324
• Taxable income: $5,163
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $4,865/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

+432.7% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-03-17 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $94,900 MARIS as Distributed by MLS Grid
• 2025-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2024-12-31 Listed $135,000 MARIS as Distributed by MLS Grid
• 2022-11-14 Sold (Public Records) — Public Records
• 2022-11-14 Sold (Public Records) $73,500 Public Records
• 2022-09-27 Sold (Public Records) $15,000 Public Records

Property tax history

+8.6%/yr

Latest (2022): $1,597 · +0.4% YoY. Source: county tax records.