9922 Norwich Dr · Bellefontaine Neighbors, MO 63137

$104,900

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 48 Days on market

Built 1955 7,501 sqft lot $86/sqft · 19% below area Est $129k · 19% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Take a look at this spacious brick ranch style home featuring 3 bedrooms, partial finished basement with bath, spacious yard, deck and attached garage. Located close to schools, shopping and major thoroughfares. Awesome property!! This is a Fannie Mae Homepath Property.

Key facts

• Classic brick façade
• Spacious backyard
• Full basement

Tags

• FULL BASEMENT
• CLASSIC BRICK FAÇADE
• SPACIOUS BACKYARD
• EASY ACCESS TO MAJOR HIGHWAYS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Off-street parking; Attached garage (1 garage space, total parking for 1 vehicle)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; House; One story; Above-grade finished area reported from public records
• Construction: Brick construction; Composition roof; Built on slab foundation
• Exterior features: Level lot; No additional exterior features listed; Paved road

Interior

• Kitchen: Free-standing electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Free-standing electric oven; Refrigerator; Full basement
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $725 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1955 — 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 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?
5. 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?
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: 1.37% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $129,459
• List price: $104,900
• Delta: -18.97%
• 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
1331 Norchester Dr	0.11mi	3/2.0	1,240 (+2%)	2mo	$209,900	$169	87
1250 Admiral Dr	0.25mi	3/2.0	1,287 (+6%)	4mo	$115,000	$89	73
10006 Castle Dr	0.37mi	3/1.0	1,178 (-3%)	5mo	$35,900	$30	72
9737 Wendell Dr	0.59mi	3/1.0	1,183 (-3%)	4mo	$60,000	$51	63
1443 Attica Dr	0.48mi	3/1.0	1,302 (+7%)	3mo	$159,600	$123	61
9922 Lanier Dr	0.60mi	3/1.0	1,159 (-5%)	5mo	$85,000	$73	58
2360 Chambers Rd	0.60mi	2/1.0 (-1)	1,168 (-4%)	1mo	$44,900	$38	58
2442 Gardner Dr	0.35mi	3/2.0	1,054 (-13%)	2mo	$59,900	$57	58
10201 Surf Dr	0.45mi	3/2.0	1,074 (-12%)	5mo	$114,900	$107	54
2414 Castle Dr	0.47mi	3/1.5	1,054 (-13%)	4mo	$130,000	$123	53
2225 Kerwin Dr	0.75mi	3/1.0	1,135 (-7%)	2mo	$135,900	$120	51
9939 Duke Dr	0.55mi	3/1.0	1,040 (-14%)	3mo	$102,000	$98	46

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $11,083
• Equity at exit: $15,641

10-year hold

• IRR: 21.3%
• Equity multiple: 3.14×
• Total profit: $62,854
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$550
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $355

Break-even live

Break-even rent $991

Max offer price $104,900

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $385	+0% $355	+5% $326	+10% $296
Rent	-10% $241	-5% $298	+0% $355	+5% $412	+10% $469
Rate	-1.0pp $408	-0.5pp $382	base $355	+0.5pp $328	+1.0pp $301

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.14mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.27mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.46mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.47mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.55mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.59mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.60mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.62mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.63mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.65mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.68mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.70mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.70mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.75mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.78mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	0.82mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	0.84mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.84mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.84mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.87mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	0.91mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.92mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.92mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.96mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	22d	1	0.98mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	1.01mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.02mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.02mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	1.03mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	1.04mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.05mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	1.05mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	1.07mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.07mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	1.10mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	1.10mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.12mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.14mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.14mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	1.16mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $104,900 Pending 48 DOM
2. 2026-06-09
   days on market $104,900 Active 46 DOM
3. 2026-06-08
   days on market $104,900 Active 45 DOM
4. 2026-06-07
   days on market $104,900 Active 44 DOM
5. 2026-06-05
   days on market $104,900 Active 41 DOM
6. 2026-06-03
   days on market $104,900 Active 40 DOM
7. 2026-06-02
   days on market $104,900 Active 39 DOM
8. 2026-06-01
   days on market $104,900 Active 38 DOM
9. 2026-05-31
   days on market $104,900 Active 37 DOM
10. 2026-04-24
    listed $104,900 Active 1165-char remark
11. 2019-11-20
    soldstatus Closed 271-char remark

    Show marketing remark (271 chars)

    Take a look at this spacious brick ranch style home featuring 3 bedrooms, partial finished basement with bath, spacious yard, deck and attached garage. Located close to schools, shopping and major thoroughfares. Awesome property!! This is a Fannie Mae Homepath Property.

12. 2019-11-06
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Take a look at this spacious brick ranch style home featuring 3 bedrooms, partial finished basement with bath, spacious yard, deck and attached garage. Located close to schools, shopping and major thoroughfares. Awesome property!! This is a Fannie Mae Homepath Property.

13. 2019-10-11
    listed $49,900 Active 271-char remark

    Show marketing remark (271 chars)

    Take a look at this spacious brick ranch style home featuring 3 bedrooms, partial finished basement with bath, spacious yard, deck and attached garage. Located close to schools, shopping and major thoroughfares. Awesome property!! This is a Fannie Mae Homepath Property.

14. 2007-01-08
    soldstatus $103,000
15. 1992-03-31
    soldstatus $66,500
16. 1980-06-01
    soldstatus
17. 1980-06-01
    soldstatus $51,000

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,293
• − Mortgage interest: −$5,876
• − Property taxes: −$2,272
• − Insurance: −$524
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,052
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,591/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

+105.7% since first listed

9 events — show timeline

• 2026-06-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $104,900 MARIS as Distributed by MLS Grid
• 2019-11-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-06 Pending — MARIS as Distributed by MLS Grid
• 2019-10-11 Listed $49,900 MARIS as Distributed by MLS Grid
• 2007-01-08 Sold (Public Records) $103,000 Public Records
• 1992-03-31 Sold (Public Records) $66,500 Public Records
• 1980-06-01 Sold (Public Records) $51,000 Public Records
• 1980-06-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2022): $2,272 · +0.9% YoY. Source: county tax records.