10717 Alliance Dr · Dellwood, MO 63136

$125,000

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 17 Days on market

Built 1963 6,616 sqft lot Est $128k · at est.

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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 +20.5/30.0
• ARV discount +8.6/15.0
• Appreciation +6.9/10.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Investor's dream! Welcome to 10717 Alliance Dr, a well-maintained 3-bedroom, 2-bathroom home located in St. Louis. Built in 1963, this property offers timeless charm, making it an ideal rental for tenants and a smart investment for buyers. This home is located in a quiet neighborhood, with easy access to shopping, dining, schools, and public transportation, ensuring tenant appeal. The large backyard adds outdoor space for recreation or relaxation. Don't miss out on this gem in St. Louis County! Whether you're a seasoned investor or just starting your portfolio, this property offers the ideal mix of income stability and potential. Call for details! DO NOT MISS THIS OPPORTUNITY.

Key facts

• 6,616 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level
• Construction: Brick veneer exterior
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with 8 ft+ poured construction

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 10.4% in Dellwood — 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 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-, crime D-, amenities F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Keeven Elem. (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 267 students, 99% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 31 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 ($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 ($864 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $125k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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 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?
4. 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?
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: 1.05% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $128,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10615 Alliance Dr	0.14mi	3/2.0	975 (+4%)	3mo	$119,900	$123	84
1716 Atmore Dr	0.22mi	3/1.0	950 (+2%)	2mo	$130,000	$137	82
1618 Keelen Dr	0.27mi	3/1.0	936 (0%)	3mo	$160,000	$171	81
10719 Trask Dr	0.22mi	3/1.0	900 (-4%)	3mo	$143,500	$159	77
10515 Alliance Dr	0.29mi	3/1.0	1,014 (+8%)	0mo	$112,900	$111	68
10418 Quaker Dr	0.35mi	3/1.5	1,014 (+8%)	2mo	$64,900	$64	67
1646 Hudson Rd	0.40mi	3/1.0	1,014 (+8%)	2mo	$164,500	$162	62
1923 Nashua Dr	0.61mi	3/1.0	1,014 (+8%)	1mo	$149,900	$148	53
10207 Tanner Dr	0.68mi	3/2.0	1,014 (+8%)	4mo	$127,900	$126	50
10201 Doane Dr	0.72mi	3/1.5	1,014 (+8%)	4mo	$125,000	$123	47
10269 Dacey Dr	0.73mi	4/1.0 (+1)	1,014 (+8%)	1mo	$169,000	$167	43
1679 Maldon Ln	0.75mi	2/1.0 (-1)	816 (-13%)	4mo	$85,000	$104	31

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: 15.9%
• Equity multiple: 1.96×
• Total profit: $33,508
• Equity at exit: $61,849

10-year hold

• IRR: 17.9%
• Equity multiple: 3.93×
• Total profit: $102,566
• Equity at exit: $99,958

Cash invested: $35,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $164

Break-even live

Break-even rent $1,110

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.56mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.61mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.71mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.79mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.91mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.92mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.03mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	1.08mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	1.08mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	1.13mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	1.15mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	43d	3	1.19mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	1.25mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.26mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	1.29mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.32mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.32mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	1.32mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.32mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	1.35mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.35mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.35mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.35mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	1.37mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.39mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	1.39mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.40mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	1.43mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.46mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.48mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Coming Soon 17 DOM
2. 2026-06-17
   days on market $125,000 Coming Soon 16 DOM
3. 2026-06-16
   days on market $125,000 Coming Soon 15 DOM
4. 2026-06-15
   days on market $125,000 Coming Soon 14 DOM
5. 2026-06-13
   days on market $125,000 Coming Soon 12 DOM
6. 2026-06-13
   days on market $125,000 Coming Soon 11 DOM
7. 2026-06-09
   days on market $125,000 Coming Soon 8 DOM
8. 2026-06-08
   days on market $125,000 Coming Soon 7 DOM
9. 2026-06-07
   days on market $125,000 Coming Soon 6 DOM
10. 2026-06-05
    days on market $125,000 Coming Soon 3 DOM
11. 2026-06-03
    days on market $125,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 685-char remark
13. 2026-06-02
    listed $125,000 Coming Soon 1 DOM

ⓘ 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $15,818
• − Mortgage interest: −$7,002
• − Property taxes: −$2,036
• − Insurance: −$625
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,636
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,972/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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

+112.2% since first listed

22 events — show timeline

• 2026-06-01 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2025-01-27 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-21 Pending — MARIS as Distributed by MLS Grid
• 2024-12-25 Listed $150,000 MARIS as Distributed by MLS Grid
• 2024-12-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-09-23 Sold (Public Records) $79,750 Public Records
• 2020-08-21 Listed $79,750 MARIS as Distributed by MLS Grid
• 2020-08-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-02 Sold (Public Records) $44,125 Public Records
• 2019-12-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-12-04 Pending — MARIS as Distributed by MLS Grid
• 2019-12-03 Relisted — MARIS as Distributed by MLS Grid
• 2019-11-29 Pending — MARIS as Distributed by MLS Grid
• 2019-11-24 Listed $49,900 MARIS as Distributed by MLS Grid
• 2015-08-03 Sold (Public Records) — Public Records
• 2015-03-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-01-29 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $24,900 MARIS as Distributed by MLS Grid
• 2005-02-09 Sold (Public Records) $88,900 Public Records
• 2003-10-22 Sold (Public Records) — Public Records
• 1990-09-01 Sold (Public Records) — Public Records
• 1990-09-01 Sold (Public Records) $58,900 Public Records

Property tax history

+4.8%/yr

Latest (2022): $2,036 · +1.4% YoY. Source: county tax records.