9604 Cherryfield Dr · Moline Acres, MO 63136

$145,000

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 119 Days on market

Built 1956 9,252 sqft lot $117/sqft · 6% below area Est $154k · 6% under

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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 +15.9/30.0
• ARV discount +10.2/15.0
• Appreciation +6.9/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

This charming home features three spacious bedrooms and one and a half baths, providing comfortable living for families or roommates. With an attached one-car garage, you'll enjoy convenient parking and extra storage space. Perfect for first-time homebuyers or investors, this property offers plenty of potential for sweat equity and future growth. Whether you're looking to customize your own space or add to your investment portfolio, this home is an excellent opportunity.

Key facts

• 9,252 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (7.5% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 10.9% in Moline Acres — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 60/100 on livability (#480 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, schools 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 (+5.0%/yr); 372 active listings in the ZIP; 40 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 39% 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 $6k of equity ($1k loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $145k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1956 — 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: 0.92% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $154,275
• List price: $145,000
• Delta: -6.01%
• 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
2410 Netherwood Dr	0.12mi	3/2.0	1,320 (+6%)	1mo	$85,100	$64	81
9435 Eastchester Dr	0.39mi	3/1.0	1,195 (-4%)	2mo	$55,500	$46	72
1118 Dunford Dr	0.51mi	3/1.0	1,195 (-4%)	6mo	$139,900	$117	64
9737 Wendell Dr	0.55mi	3/1.0	1,183 (-5%)	4mo	$60,000	$51	61
1109 Bluegrass Dr	0.57mi	3/2.0	1,195 (-4%)	6mo	$139,000	$116	60
9279 Dell Ct	0.63mi	3/2.0	1,195 (-4%)	4mo	$150,000	$126	59
1250 Admiral Dr	0.73mi	3/2.0	1,287 (+4%)	4mo	$115,000	$89	54
2225 Kerwin Dr	0.63mi	3/1.0	1,135 (-8%)	2mo	$135,900	$120	53
2035 Sun Valley Dr	0.70mi	3/2.0	1,170 (-6%)	4mo	$68,900	$59	52
2568 Dorwood Dr	0.55mi	2/1.0 (-1)	1,336 (+8%)	4mo	$105,000	$79	51
9421 Dickerson Dr	0.69mi	2/1.0 (-1)	1,304 (+5%)	4mo	$60,000	$46	49
9701 Colony Dr	0.69mi	2/1.0 (-1)	1,060 (-14%)	5mo	$80,000	$75	32

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: 12.6%
• Equity multiple: 1.76×
• Total profit: $30,819
• Equity at exit: $71,744

10-year hold

• IRR: 15.0%
• Equity multiple: 3.47×
• Total profit: $100,408
• Equity at exit: $115,951

Cash invested: $40,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$760
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $70

Break-even live

Break-even rent $1,252

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $111	+0% $70	+5% $29	+10% $-12
Rent	-10% $-36	-5% $17	+0% $70	+5% $123	+10% $176
Rate	-1.0pp $143	-0.5pp $107	base $70	+0.5pp $33	+1.0pp $-6

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.39mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.45mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.52mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.64mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.72mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	0.77mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.84mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	24d	1	0.89mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.89mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.90mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	24d	1	0.96mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	1.01mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	1.06mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.07mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.11mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	1.13mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.14mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	1.17mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	1.17mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	1.20mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	1.21mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	1.21mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	1.22mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	44d	1	1.25mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	1.30mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	1.32mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.34mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	1.37mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.37mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.38mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	1.38mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	1.39mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	1.40mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.41mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	1.42mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.43mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	1.45mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	1.46mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	1.47mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 119 DOM
2. 2026-06-17
   days on market $145,000 Active 118 DOM
3. 2026-06-16
   days on market $145,000 Active 117 DOM
4. 2026-06-15
   days on market $145,000 Active 116 DOM
5. 2026-06-13
   days on market $145,000 Active 114 DOM
6. 2026-06-13
   days on market $145,000 Active 113 DOM
7. 2026-06-09
   days on market $145,000 Active 110 DOM
8. 2026-06-08
   days on market $145,000 Active 109 DOM
9. 2026-06-07
   days on market $145,000 Active 108 DOM
10. 2026-06-05
    days on market $145,000 Active 105 DOM
11. 2026-06-03
    days on market $145,000 Active 104 DOM
12. 2026-06-02
    days on market $145,000 Active 103 DOM
13. 2026-06-01
    days on market $145,000 Active 102 DOM
14. 2026-05-31
    days on market $145,000 Active 101 DOM
15. 2026-02-20
    listed $145,000 Active 475-char remark

    Show marketing remark (475 chars)

    This charming home features three spacious bedrooms and one and a half baths, providing comfortable living for families or roommates. With an attached one-car garage, you'll enjoy convenient parking and extra storage space. Perfect for first-time homebuyers or investors, this property offers plenty of potential for sweat equity and future growth. Whether you're looking to customize your own space or add to your investment portfolio, this home is an excellent opportunity.

16. 2026-02-18
    historical $145,000 475-char remark

    Show marketing remark (475 chars)

    This charming home features three spacious bedrooms and one and a half baths, providing comfortable living for families or roommates. With an attached one-car garage, you'll enjoy convenient parking and extra storage space. Perfect for first-time homebuyers or investors, this property offers plenty of potential for sweat equity and future growth. Whether you're looking to customize your own space or add to your investment portfolio, this home is an excellent opportunity.

17. 2003-11-26
    soldstatus $78,900
18. 1994-11-18
    soldstatus $56,500

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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) · 69% 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: $16,089
• − Mortgage interest: −$8,122
• − Property taxes: −$2,017
• − Insurance: −$725
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$4,218
• Taxable loss: −$1,568
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,220/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 — Moline Acres

• Score: 60/100
• State rank: #480
• US rank: #18899

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moline Acres, 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

+156.6% since first listed

4 events — show timeline

• 2026-02-20 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-02-18 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 2003-11-26 Sold (Public Records) $78,900 Public Records
• 1994-11-18 Sold (Public Records) $56,500 Public Records

Property tax history

+4.9%/yr

Latest (2022): $2,017 · +0.8% YoY. Source: county tax records.