1217 Garwood Dr · Bellefontaine Neighbors, MO 63137

$105,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 69 Days on market

Built 1952 7,819 sqft lot $88/sqft · 10% above area Est $96k · 10% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.1/5.0
• ARV discount +3.2/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

Key facts

• 7,819 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/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: $99k (6.0% below list) — sets the bar for market timing.

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); 201 active listings in the ZIP; 33 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 38% 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $68k; list at $105k implies a 54% gain — meaningful room to come down on a strong offer.

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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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?
6. 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?
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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $95,779
• List price: $105,000
• Delta: 9.63%
• 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
9435 Eastchester Dr	0.33mi	3/1.0	1,195 (+0%)	2mo	$55,500	$46	82
9279 Dell Ct	0.30mi	3/2.0	1,195 (+0%)	4mo	$150,000	$126	78
1118 Dunford Dr	0.38mi	3/1.0	1,195 (+0%)	6mo	$139,900	$117	77
9421 Dickerson Dr	0.12mi	2/1.0 (-1)	1,304 (+10%)	4mo	$60,000	$46	70
1067 Melvin Ave	0.27mi	3/1.0	1,050 (-12%)	4mo	$77,900	$74	65
937 Lebon Dr	0.74mi	3/1.0	1,218 (+2%)	1mo	$80,000	$66	61
8845 Portland Ter	0.51mi	2/1.0 (-1)	1,116 (-6%)	2mo	$33,000	$30	60
1615 Veronica Ave	0.65mi	4/1.5 (+1)	1,248 (+5%)	0mo	$60,000	$48	54
9481 Adler Ave	0.68mi	3/1.0	1,046 (-12%)	3mo	$89,900	$86	46
1112 Hornsby Ave	0.60mi	3/2.0	1,348 (+13%)	1mo	$140,000	$104	45
1147 Jolene Dr	0.63mi	3/2.0	1,046 (-12%)	1mo	$149,000	$142	45
1147 Angeline Dr	0.73mi	3/1.0	1,046 (-12%)	5mo	$80,000	$76	41

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $10,619
• Equity at exit: $15,656

10-year hold

• IRR: 20.9%
• Equity multiple: 3.07×
• Total profit: $60,933
• Equity at exit: $9,078

Cash invested: $29,400 (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: 201
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$551
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $353

Break-even live

Break-even rent $922

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $383	+0% $353	+5% $323	+10% $294
Rent	-10% $245	-5% $299	+0% $353	+5% $407	+10% $461
Rate	-1.0pp $406	-0.5pp $380	base $353	+0.5pp $326	+1.0pp $298

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.34mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.36mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.51mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	0.58mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	24d	1	0.61mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	44d	1	0.67mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	44d	1	0.79mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.96mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.99mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.03mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	1.05mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.16mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	1.16mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.17mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	1.19mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	1.20mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	1.21mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	1.24mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	1.24mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	1.27mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	1.29mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	1.33mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	1.34mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	1.36mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	1.37mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	1.40mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	1.40mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	1.43mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.44mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	1.48mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	1.48mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	1.49mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 69 DOM
2. 2026-06-17
   days on market $105,000 Active 68 DOM
3. 2026-06-16
   days on market $105,000 Active 67 DOM
4. 2026-06-15
   days on market $105,000 Active 66 DOM
5. 2026-06-13
   days on market $105,000 Active 64 DOM
6. 2026-06-13
   days on market $105,000 Active 63 DOM
7. 2026-06-09
   days on market $105,000 Active 60 DOM
8. 2026-06-08
   days on market $105,000 Active 59 DOM
9. 2026-06-07
   days on market $105,000 Active 58 DOM
10. 2026-06-05
    days on market $105,000 Active 55 DOM
11. 2026-06-03
    days on market $105,000 Active 54 DOM
12. 2026-06-02
    days on market $105,000 Active 53 DOM
13. 2026-06-01
    days on market $105,000 Active 52 DOM
14. 2026-05-31
    days on market $105,000 Active 51 DOM
15. 2026-04-10
    listed $105,000 Active 201-char remark

    Show marketing remark (201 chars)

    Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

16. 2023-10-27
    historical $1,250
17. 2023-09-22
    listed $1,250
18. 2022-09-12
    soldstatus $68,000
19. 2019-08-12
    soldstatus $37,464
20. 2000-10-27
    soldstatus
21. 2000-10-27
    soldstatus $61,000
22. 1995-06-12
    soldstatus
23. 1995-06-12
    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: $1,611 · $134/mo
• Projected year-2 tax: $1,611 · $134/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,430
• − Mortgage interest: −$5,882
• − Property taxes: −$1,611
• − Insurance: −$525
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,055
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,582/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

+72.1% since first listed

9 events — show timeline

• 2026-04-10 Listed $105,000 MARIS as Distributed by MLS Grid
• 2023-10-27 Rental Removed $1,250 APPFOLIO
• 2023-09-22 Listed for Rent $1,250 APPFOLIO
• 2022-09-12 Sold (Public Records) $68,000 Public Records
• 2019-08-12 Sold (Public Records) $37,464 Public Records
• 2000-10-27 Sold (Public Records) $61,000 Public Records
• 2000-10-27 Sold (Public Records) — Public Records
• 1995-06-12 Sold (Public Records) — Public Records
• 1995-06-12 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2022): $1,611 · +0.9% YoY. Source: county tax records.