9271 Dell Ct · Bellefontaine Neighbors, MO 63137

$107,000

3 bd · 1.5 ba · 1,195 sqft · SingleFamily public records · 3 Days on market

Built 1950 8,721 sqft lot Est $91k · 18% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.8/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Be Home for the Holidays!! Turnkey property, Ideal addition to a rental portfolio Clean Brick Ranch Home 3 bedrooms, 1.5 Baths, 1 Car Garage Bellefontaine location close to highways, shopping, schools and parks Enjoy living in a quiet cul de sac Hardwood floors shine throughout the living/dining area and bedrooms Large kitchen to make your own and showcase your chef talents Main bathroom has updates and new fixtures 1195 Sq Ft (per county record) Relax and entertain in the finished lower level with its wet bar, kitchen space, bathroom with walk-in shower and laundry hook up Roof is approximately 3 years, Hot water heater is approximately 3 years, 100 amp breaker panel Being so

Key facts

• 8,721 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).

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+, crime F, 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: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 students, 99% FRL); 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 (+6.6%/yr); 201 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $740 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $107k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,000

Questions for the listing agent

1. Built in 1950 — 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: 1.28% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $90,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9279 Dell Ct	0.03mi	3/2.0	1,195 (0%)	4mo	$150,000	$126	94
1118 Dunford Dr	0.17mi	3/1.0	1,195 (0%)	6mo	$139,900	$117	85
9435 Eastchester Dr	0.42mi	3/1.0	1,195 (0%)	2mo	$55,500	$46	77
937 Lebon Dr	0.47mi	3/1.0	1,218 (+2%)	1mo	$80,000	$66	72
840 Lebon Dr	0.55mi	3/1.0	1,224 (+2%)	2mo	$85,000	$69	66
8845 Portland Ter	0.41mi	2/1.0 (-1)	1,116 (-7%)	2mo	$33,000	$30	61
9421 Dickerson Dr	0.39mi	2/1.0 (-1)	1,304 (+9%)	4mo	$60,000	$46	56
1147 Jolene Dr	0.43mi	3/2.0	1,046 (-12%)	1mo	$149,000	$142	56
1067 Melvin Ave	0.42mi	3/1.0	1,050 (-12%)	4mo	$77,900	$74	55
9481 Adler Ave	0.47mi	3/1.0	1,046 (-12%)	3mo	$89,900	$86	53
833 Lebon Dr	0.59mi	3/1.0	1,336 (+12%)	3mo	$115,000	$86	48
1147 Angeline Dr	0.53mi	3/1.0	1,046 (-12%)	5mo	$80,000	$76	48

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,677
• Equity at exit: $15,954

10-year hold

• IRR: 18.1%
• Equity multiple: 2.77×
• Total profit: $52,903
• Equity at exit: $9,251

Cash invested: $29,960 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$561
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $296

Break-even live

Break-even rent $994

Max offer price $107,000

Occupancy floor 73%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	3d	1	0.32mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	23d	1	0.35mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	0.35mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.48mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	0.60mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.79mi
8530 Lowell St Saint Louis, MO	2.0	1.0	918	$1,100	$1.20	43d	1	0.84mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	43d	1	0.89mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.02mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.13mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	1.24mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	1.25mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	1.25mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	1.25mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.27mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	1.33mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	1.34mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	12d	1	1.35mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.35mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	1.37mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	1.38mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	1.41mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	1.43mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.45mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	1.46mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	2d	1	1.47mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.48mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	14d	3	1.49mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	1.49mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	1.50mi

Listing history 4 events

1. 2024-11-25
   status Pending
2. 2024-11-22
   listed $107,000 Active
3. 2024-11-22
   historical $107,000
4. 1997-06-03
   soldstatus $66,000

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,151 · $179/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 6/10 Major FEMA zone X (unshaded) · 75% 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: $16,418
• − Mortgage interest: −$5,994
• − Property taxes: −$2,151
• − Insurance: −$535
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,113
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,071/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

+62.1% since first listed

4 events — show timeline

• 2024-11-25 Pending — MARIS as Distributed by MLS Grid
• 2024-11-22 Listed $107,000 MARIS as Distributed by MLS Grid
• 2024-11-22 Coming Soon $107,000 MARIS as Distributed by MLS Grid
• 1997-06-03 Sold (Public Records) $66,000 Public Records

Property tax history

+6.9%/yr

Latest (2022): $2,151 · +0.9% YoY. Source: county tax records.