10506 Hoyt Dr · Bellefontaine Neighbors, MO 63137

$84,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 114 Days on market

Built 1953 5,998 sqft lot $93/sqft · 13% below area Est $97k · 13% 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 +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

3 Bedroom Home with Attached Garage & Full Basement Charming 3-bedroom, 1-bath home offering great potential and solid layout. Features include an attached garage, full basement for additional storage or future finishing, and a spacious backyard perfect for outdoor enjoyment. The home offers a functional kitchen layout with ample cabinet space and natural light throughout. The backyard provides plenty of room for entertaining, gardening, or pets. Conveniently located and ready for your personal touches or updates. Whether you're looking for a primary residence or investment opportunity, this property presents strong potential. Schedule your showing today.

Key facts

• Spacious backyard
• Attached garage
• Natural light

Tags

• ATTACHED GARAGE
• FULL BASEMENT
• SPACIOUS BACKYARD
• FUNCTIONAL KITCHEN LAYOUT
• AMPLE CABINET SPACE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 9.5% in Bellefontaine Neighbors — 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 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $42k; list at $85k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1953 — 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: 1.66% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 5.0

CMA / ARV

• ARV (median comp): $97,249
• List price: $84,900
• Delta: -12.70%
• 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
1140 Nectar Dr	0.19mi	3/1.0	912 (0%)	1mo	$135,000	$148	91
10505 Ewell Dr	0.20mi	3/1.0	912 (0%)	2mo	$127,000	$139	89
1236 Bliss Dr	0.23mi	3/1.0	944 (+4%)	0mo	$118,000	$125	83
10307 Seaton Dr	0.42mi	3/1.5	932 (+2%)	1mo	$142,000	$152	74
10505 Druid Dr	0.15mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	74
10128 Ashbrook Dr	0.57mi	3/1.0	912 (0%)	0mo	$130,000	$143	73
1219 Esquire Dr	0.06mi	2/1.0 (-1)	792 (-13%)	1mo	$107,000	$135	69
10522 Byfield Dr	0.11mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	66
10346 Ashbrook	0.29mi	3/1.0	792 (-13%)	1mo	$135,000	$170	63
1033 Bakewell Dr	0.40mi	2/1.0 (-1)	992 (+9%)	3mo	$99,900	$101	60
1207 Bakewell	0.26mi	2/1.0 (-1)	776 (-15%)	3mo	$124,500	$160	55
10130 Newbold Dr	0.69mi	3/1.0	984 (+8%)	2mo	$144,900	$147	53

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: 23.4%
• Equity multiple: 2.01×
• Total profit: $23,908
• Equity at exit: $12,659

10-year hold

• IRR: 33.5%
• Equity multiple: 4.61×
• Total profit: $85,868
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$445
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $508

Break-even live

Break-even rent $762

Max offer price $84,900

Occupancy floor 59%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.08mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.17mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.22mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.34mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.36mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.36mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.36mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.40mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.60mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.70mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.70mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.74mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.78mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	1d	3	0.84mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.85mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.86mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	43d	1	0.87mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.90mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.93mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.93mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.02mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.05mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	1.05mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	1.06mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.08mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.11mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	1.11mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	1.12mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.15mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.16mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.17mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	1.17mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	1.21mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	1.24mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.26mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	1.27mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.28mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.28mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	1.29mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.30mi

Listing history 22 events

1. 2026-06-18
   days on market $84,900 Active 114 DOM
2. 2026-06-17
   days on market $84,900 Active 113 DOM
3. 2026-06-16
   days on market $84,900 Active 112 DOM
4. 2026-06-15
   days on market $84,900 Active 111 DOM
5. 2026-06-13
   days on market $84,900 Active 109 DOM
6. 2026-06-13
   days on market $84,900 Active 108 DOM
7. 2026-06-09
   days on market $84,900 Active 105 DOM
8. 2026-06-08
   days on market $84,900 Active 104 DOM
9. 2026-06-07
   days on market $84,900 Active 103 DOM
10. 2026-06-05
    days on market $84,900 Active 100 DOM
11. 2026-06-03
    days on market $84,900 Active 99 DOM
12. 2026-06-01
    days on market $84,900 Active 98 DOM
13. 2026-05-31
    days on market $84,900 Active 97 DOM
14. 2026-03-31
    price $84,900 671-char remark

    Show marketing remark (671 chars)

    3 Bedroom Home with Attached Garage & Full Basement Charming 3-bedroom, 1-bath home offering great potential and solid layout. Features include an attached garage, full basement for additional storage or future finishing, and a spacious backyard perfect for outdoor enjoyment. The home offers a functional kitchen layout with ample cabinet space and natural light throughout. The backyard provides plenty of room for entertaining, gardening, or pets. Conveniently located and ready for your personal touches or updates. Whether you're looking for a primary residence or investment opportunity, this property presents strong potential. Schedule your showing today.

15. 2026-02-23
    listed $88,500 Active 671-char remark

    Show marketing remark (671 chars)

    3 Bedroom Home with Attached Garage & Full Basement Charming 3-bedroom, 1-bath home offering great potential and solid layout. Features include an attached garage, full basement for additional storage or future finishing, and a spacious backyard perfect for outdoor enjoyment. The home offers a functional kitchen layout with ample cabinet space and natural light throughout. The backyard provides plenty of room for entertaining, gardening, or pets. Conveniently located and ready for your personal touches or updates. Whether you're looking for a primary residence or investment opportunity, this property presents strong potential. Schedule your showing today.

16. 2020-04-08
    soldstatus $42,500
17. 2020-03-19
    soldstatus Closed 233-char remark

    Show marketing remark (233 chars)

    Investors or Rehabber's, add this one to your rental portfolio!! 3 Bedroom 1 bath with partially finished basement and one car attached a garage that is ready for your finishing touches. It has been cleaned out and is ready to go!!

18. 2020-03-06
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Investors or Rehabber's, add this one to your rental portfolio!! 3 Bedroom 1 bath with partially finished basement and one car attached a garage that is ready for your finishing touches. It has been cleaned out and is ready to go!!

19. 2020-02-26
    historical Active Under Contract 233-char remark

    Show marketing remark (233 chars)

    Investors or Rehabber's, add this one to your rental portfolio!! 3 Bedroom 1 bath with partially finished basement and one car attached a garage that is ready for your finishing touches. It has been cleaned out and is ready to go!!

20. 2020-02-18
    listed $49,900 Active 233-char remark

    Show marketing remark (233 chars)

    Investors or Rehabber's, add this one to your rental portfolio!! 3 Bedroom 1 bath with partially finished basement and one car attached a garage that is ready for your finishing touches. It has been cleaned out and is ready to go!!

21. 1999-12-20
    soldstatus $63,900
22. 1991-02-27
    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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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: $16,864
• − Mortgage interest: −$4,756
• − Property taxes: −$1,455
• − Insurance: −$424
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,470
• Taxable income: $5,060
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,886/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: 19,690
• 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

+32.9% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-02-23 Listed $88,500 MARIS as Distributed by MLS Grid
• 2020-04-08 Sold (Public Records) $42,500 Public Records
• 2020-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-06 Pending — MARIS as Distributed by MLS Grid
• 2020-02-26 Contingent — MARIS as Distributed by MLS Grid
• 2020-02-18 Listed $49,900 MARIS as Distributed by MLS Grid
• 1999-12-20 Sold (Public Records) $63,900 Public Records
• 1991-02-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,455 · +0.9% YoY. Source: county tax records.