63 S Dellwood Ave · Dellwood, MO 63135

$77,500

2 bd · 2.0 ba · 988 sqft · SingleFamily public records · 104 Days on market

Built 1954 10,367 sqft lot $78/sqft · 34% below area Est $118k · 34% 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 +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this opportunity to unlock the potential in this 2 bed, 2 bath ranch located on a quiet street! This home offers solid bones and several big-ticket updates already completed, including a newer roof, HVAC system, water heater, and updated plumbing stacks. The main floor features primarily original hardwood flooring just waiting to be refinished and restored. With most major systems already addressed, the home mainly needs cosmetic updates—making it a great fit for owner-occupants looking to build sweat equity or investors searching for their next rental or light rehab project. Detached 1-car garage and private driveway add convenience and value. Property being sold as-is. Seller will not provide occupancy inspection.

Key facts

• Newer roof
• Water heater
• Hvac system

Tags

• NEWER ROOF
• HVAC SYSTEM
• WATER HEATER
• UPDATED PLUMBING STACKS
• ORIGINAL HARDWOOD FLOORING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.4% in Dellwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.0%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.66% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (median comp): $117,953
• List price: $77,500
• Delta: -34.30%
• 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
100 Florwood Ct	0.11mi	3/1.0 (+1)	1,004 (+2%)	3mo	$79,900	$80	80
125 Forestwood Dr	0.20mi	3/1.0 (+1)	1,032 (+4%)	3mo	$77,900	$75	72
4 S Dellwood Ave	0.28mi	2/1.0	1,086 (+10%)	2mo	$98,900	$91	65
277 Dashwood Dr	0.45mi	3/1.0 (+1)	960 (-3%)	2mo	$74,900	$78	64
324 Gage Dr	0.33mi	2/1.0	875 (-11%)	1mo	$68,000	$78	61
9866 Dennis Dr	0.45mi	3/1.0 (+1)	1,032 (+4%)	3mo	$124,900	$121	60
296 Meadowcrest Dr	0.55mi	3/1.0 (+1)	960 (-3%)	2mo	$109,900	$114	59
1719 Newhall Ct	0.64mi	3/1.0 (+1)	975 (-1%)	0mo	$120,000	$123	59
9724 Dennis Dr	0.44mi	3/1.0 (+1)	1,056 (+7%)	1mo	$89,900	$85	58
9871 Medford Dr	0.58mi	3/1.0 (+1)	950 (-4%)	2mo	$124,900	$131	56
247 S Hartnett Ave Unit 1/2	0.59mi	2/1.0	902 (-9%)	2mo	$75,000	$83	53
9863 Eastdell Dr	0.37mi	3/1.0 (+1)	1,126 (+14%)	1mo	$139,900	$124	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.99×
• Total profit: $21,376
• Equity at exit: $11,556

10-year hold

• IRR: 33.8%
• Equity multiple: 4.90×
• Total profit: $84,678
• Equity at exit: $6,701

Cash invested: $21,700 (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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$406
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $425

Break-even live

Break-even rent $750

Max offer price $77,500

Occupancy floor 62%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.25mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.38mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.40mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.43mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.44mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.50mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.51mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.52mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.55mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.56mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.56mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.56mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.59mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.59mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.66mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.66mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.67mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.70mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.76mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.79mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.80mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.84mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.88mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.92mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	0.92mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.93mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.97mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.00mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.01mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.01mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	1.04mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.06mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	1.13mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	1.14mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	1.16mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	2d	1	1.19mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	1.20mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	1.22mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.23mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	1.23mi

Listing history 21 events

1. 2026-06-18
   days on market $77,500 Active 104 DOM
2. 2026-06-17
   days on market $77,500 Active 103 DOM
3. 2026-06-16
   days on market $77,500 Active 102 DOM
4. 2026-06-15
   days on market $77,500 Active 101 DOM
5. 2026-06-13
   days on market $77,500 Active 99 DOM
6. 2026-06-13
   pricedays on market $77,500 Active 98 DOM
7. 2026-06-09
   days on market $79,900 Active 95 DOM
8. 2026-06-08
   days on market $79,900 Active 94 DOM
9. 2026-06-07
   days on market $79,900 Active 93 DOM
10. 2026-06-05
    days on market $79,900 Active 90 DOM
11. 2026-06-03
    days on market $79,900 Active 89 DOM
12. 2026-06-02
    days on market $79,900 Active 88 DOM
13. 2026-06-01
    days on market $79,900 Active 87 DOM
14. 2026-05-31
    days on market $79,900 Active 86 DOM
15. 2026-04-20
    price $82,500 748-char remark

    Show marketing remark (748 chars)

    Don’t miss this opportunity to unlock the potential in this 2 bed, 2 bath ranch located on a quiet street! This home offers solid bones and several big-ticket updates already completed, including a newer roof, HVAC system, water heater, and updated plumbing stacks. The main floor features primarily original hardwood flooring just waiting to be refinished and restored. With most major systems already addressed, the home mainly needs cosmetic updates—making it a great fit for owner-occupants looking to build sweat equity or investors searching for their next rental or light rehab project. Detached 1-car garage and private driveway add convenience and value. Property being sold as-is. Seller will not provide occupancy inspection.

16. 2026-04-02
    price $84,900 748-char remark

    Show marketing remark (748 chars)

    Don’t miss this opportunity to unlock the potential in this 2 bed, 2 bath ranch located on a quiet street! This home offers solid bones and several big-ticket updates already completed, including a newer roof, HVAC system, water heater, and updated plumbing stacks. The main floor features primarily original hardwood flooring just waiting to be refinished and restored. With most major systems already addressed, the home mainly needs cosmetic updates—making it a great fit for owner-occupants looking to build sweat equity or investors searching for their next rental or light rehab project. Detached 1-car garage and private driveway add convenience and value. Property being sold as-is. Seller will not provide occupancy inspection.

17. 2026-03-19
    price $87,500 748-char remark

    Show marketing remark (748 chars)

    Don’t miss this opportunity to unlock the potential in this 2 bed, 2 bath ranch located on a quiet street! This home offers solid bones and several big-ticket updates already completed, including a newer roof, HVAC system, water heater, and updated plumbing stacks. The main floor features primarily original hardwood flooring just waiting to be refinished and restored. With most major systems already addressed, the home mainly needs cosmetic updates—making it a great fit for owner-occupants looking to build sweat equity or investors searching for their next rental or light rehab project. Detached 1-car garage and private driveway add convenience and value. Property being sold as-is. Seller will not provide occupancy inspection.

18. 2026-03-06
    listed $89,900 Active 748-char remark

    Show marketing remark (748 chars)

    Don’t miss this opportunity to unlock the potential in this 2 bed, 2 bath ranch located on a quiet street! This home offers solid bones and several big-ticket updates already completed, including a newer roof, HVAC system, water heater, and updated plumbing stacks. The main floor features primarily original hardwood flooring just waiting to be refinished and restored. With most major systems already addressed, the home mainly needs cosmetic updates—making it a great fit for owner-occupants looking to build sweat equity or investors searching for their next rental or light rehab project. Detached 1-car garage and private driveway add convenience and value. Property being sold as-is. Seller will not provide occupancy inspection.

19. 2012-10-15
    soldstatus $119,100
20. 2012-01-17
    soldstatus $350,000
21. 1954-07-22
    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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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 · 20 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: $15,458
• − Mortgage interest: −$4,341
• − Property taxes: −$1,846
• − Insurance: −$388
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,255
• Taxable income: $4,155
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,103/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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

• Census place: Dellwood, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 (66%)
• Race & ethnicity: Black 66% White 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

-76.4% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $82,500 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $87,500 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $89,900 MARIS as Distributed by MLS Grid
• 2012-10-15 Sold (Public Records) $119,100 Public Records
• 2012-01-17 Sold (Public Records) $350,000 Public Records
• 1954-07-22 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2022): $1,846 · +0.5% YoY. Source: county tax records.