10028 Dellridge Ln · Dellwood, MO 63136

$94,900

3 bd · 1.5 ba · 912 sqft · SingleFamily public records · 57 Days on market

Built 1954 9,600 sqft lot $104/sqft · 24% below area Est $126k · 24% under

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Welcome to 10028 Dellridge Ln, a well-located home in North St. Louis County offering comfort, space, and excellent potential. This property features a practical floor plan with a bright living area, a designated dining space, and a kitchen with ample opportunity for customization or updates. Bedrooms are comfortably sized, ideal for family living, guests, or a work-from-home setup. Natural light enhances the interior, creating a warm and inviting feel throughout. Situated on a generous lot, the outdoor space offers room for relaxation, entertaining, or future improvements. Conveniently located near schools, shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes. Whether you're a first-time buyer, investor, or looking to add your personal touch, this property presents a great opportunity in an established and accessible neighborhood.

Key facts

• Generous lot
• Practical floor plan
• Outdoor space

Tags

• PRACTICAL FLOOR PLAN
• DESIGNATED DINING SPACE
• GENEROUS LOT
• OUTDOOR SPACE
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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); 372 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; 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 ($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 ($656 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $125,583
• List price: $94,900
• Delta: -24.43%
• 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
9871 Medford Dr	0.23mi	3/1.0	950 (+4%)	2mo	$124,900	$131	79
10020 Dellridge Ln	0.02mi	2/1.0 (-1)	816 (-10%)	1mo	$49,900	$61	73
1719 Newhall Ct	0.29mi	3/1.0	975 (+7%)	0mo	$120,000	$123	73
9866 Dennis Dr	0.15mi	3/1.0	1,032 (+13%)	3mo	$124,900	$121	67
10038 Balboa Dr	0.62mi	3/1.0	864 (-5%)	2mo	$49,900	$58	59
9828 Lorna Ln	0.29mi	2/1.0 (-1)	792 (-13%)	2mo	$65,000	$82	56
324 Gage Dr	0.68mi	2/1.0 (-1)	875 (-4%)	1mo	$68,000	$78	54
1354 Stein Rd	0.53mi	4/2.0 (+1)	982 (+8%)	2mo	$160,000	$163	54
1829 Chambers Rd	0.48mi	2/1.0 (-1)	816 (-10%)	2mo	$34,900	$43	52
9739 Balboa Dr	0.74mi	3/1.0	999 (+10%)	1mo	$76,900	$77	47
125 Forestwood Dr	0.65mi	3/1.0	1,032 (+13%)	3mo	$77,900	$75	43
9606 Lifford Ct	0.75mi	2/1.0 (-1)	800 (-12%)	1mo	$130,000	$163	37

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: 26.8%
• Equity multiple: 2.60×
• Total profit: $42,538
• Equity at exit: $46,955

10-year hold

• IRR: 27.7%
• Equity multiple: 5.39×
• Total profit: $116,702
• Equity at exit: $75,888

Cash invested: $26,572 (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: 372
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$498
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $383

Break-even live

Break-even rent $835

Max offer price $94,900

Occupancy floor 66%

Sensitivity live

Price	-10% $437	-5% $410	+0% $383	+5% $356	+10% $329
Rent	-10% $279	-5% $331	+0% $383	+5% $435	+10% $487
Rate	-1.0pp $431	-0.5pp $407	base $383	+0.5pp $358	+1.0pp $333

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.22mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.22mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.24mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.24mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.31mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.32mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.44mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.46mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.52mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.53mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.60mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.62mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.70mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.71mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.73mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	0.75mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.75mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.75mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.77mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.77mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.79mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.83mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.83mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.83mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.84mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.84mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.88mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.88mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.92mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.98mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.98mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.99mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.00mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	1.00mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	1.07mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	1.09mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.15mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	1.40mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	1.43mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $94,900 Active 57 DOM
2. 2026-06-17
   days on market $94,900 Active 56 DOM
3. 2026-06-16
   days on market $94,900 Active 55 DOM
4. 2026-06-15
   pricedays on market $94,900 Active 54 DOM
5. 2026-06-13
   days on market $104,900 Active 52 DOM
6. 2026-06-13
   days on market $104,900 Active 51 DOM
7. 2026-06-09
   days on market $104,900 Active 48 DOM
8. 2026-06-08
   days on market $104,900 Active 47 DOM
9. 2026-06-07
   days on market $104,900 Active 46 DOM
10. 2026-06-05
    days on market $104,900 Active 43 DOM
11. 2026-06-03
    days on market $104,900 Active 42 DOM
12. 2026-06-02
    days on market $104,900 Active 41 DOM
13. 2026-06-01
    days on market $104,900 Active 40 DOM
14. 2026-05-31
    days on market $104,900 Active 39 DOM
15. 2026-04-22
    listed $104,900 Active 903-char remark

    Show marketing remark (903 chars)

    Welcome to 10028 Dellridge Ln, a well-located home in North St. Louis County offering comfort, space, and excellent potential. This property features a practical floor plan with a bright living area, a designated dining space, and a kitchen with ample opportunity for customization or updates. Bedrooms are comfortably sized, ideal for family living, guests, or a work-from-home setup. Natural light enhances the interior, creating a warm and inviting feel throughout. Situated on a generous lot, the outdoor space offers room for relaxation, entertaining, or future improvements. Conveniently located near schools, shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes. Whether you're a first-time buyer, investor, or looking to add your personal touch, this property presents a great opportunity in an established and accessible neighborhood.

16. 2021-05-24
    soldstatus $3,331,646
17. 2015-02-24
    soldstatus $28,500
18. 2015-02-20
    soldstatus Closed 331-char remark

    Show marketing remark (331 chars)

    Charming 3 bedroom 1.5 bath home that has already been mostly updated! New kitchen! Great hardwood floors! This home would be perfect in any investors rental portfolio! There is a basement with some finish. The house also has new vinyl siding, windows and a carport! Hurry this home won't last long! This home is being sold as is!

19. 2015-01-29
    historical 331-char remark

    Show marketing remark (331 chars)

    Charming 3 bedroom 1.5 bath home that has already been mostly updated! New kitchen! Great hardwood floors! This home would be perfect in any investors rental portfolio! There is a basement with some finish. The house also has new vinyl siding, windows and a carport! Hurry this home won't last long! This home is being sold as is!

20. 2015-01-27
    listed $29,900 Active 331-char remark

    Show marketing remark (331 chars)

    Charming 3 bedroom 1.5 bath home that has already been mostly updated! New kitchen! Great hardwood floors! This home would be perfect in any investors rental portfolio! There is a basement with some finish. The house also has new vinyl siding, windows and a carport! Hurry this home won't last long! This home is being sold as is!

21. 2002-08-12
    soldstatus $81,200
22. 1980-05-01
    soldstatus
23. 1980-05-01
    soldstatus $35,000

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,470 · $122/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 · 21 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: $15,837
• − Mortgage interest: −$5,316
• − Property taxes: −$1,470
• − Insurance: −$474
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,761
• Taxable income: $3,282
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,807/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

• Census place: Dellwood, MO
• 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

+199.7% since first listed

9 events — show timeline

• 2026-04-22 Listed $104,900 MARIS as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $3,331,646 Public Records
• 2015-02-24 Sold (Public Records) $28,500 Public Records
• 2015-02-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-01-29 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $29,900 MARIS as Distributed by MLS Grid
• 2002-08-12 Sold (Public Records) $81,200 Public Records
• 1980-05-01 Sold (Public Records) $35,000 Public Records
• 1980-05-01 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2022): $1,470 · +0.4% YoY. Source: county tax records.