10815 Vorhof Dr · Bellefontaine Neighbors, MO 63136

$135,000

3 bd · 1.5 ba · 1,015 sqft · SingleFamily public records · 23 Days on market

Built 1959 6,403 sqft lot $133/sqft · 32% above area Est $173k · 22% 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 +20.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

SUPER cute 3 bed 2.5 bath home just waiting for someone to give it a little love. The kitchen and main floor bathroom were thoughtfully remodeled and include beautiful tile work. This home feels much bigger once you step inside. Beautiful flooring and fixtures throughout. Good sized bedrooms, tons of closet space and a very large mud room off garage and back door make clean up and storage a breeze! The expansive mostly finished basement has TONS of potential. Sleeping rooms, craft rooms, office, guest suite, gym. .. .. you name it. There is room for everything. .. plus a full bath! This house is truly waiting for the right person to call it home. Come check it out today! Home is sold in

Key facts

• Tons of closet space
• Kitchen remodeled
• Large mud room

Tags

• KITCHEN REMODELED
• MAIN FLOOR BATHROOM REMODELED
• LARGE MUD ROOM
• TONS OF CLOSET SPACE

Property features AI

Finance

• Other: Living area reported as approximately 1,715 sq ft (includes finished below-grade area)
• Financial info: Owned by bank; Lease not considered

Exterior

• Parking: Attached garage (1 car) — garage faces front
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Natural gas available; Phone available
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Basement with 8+ ft pour and a bathroom
• Exterior features: Private yard; Back yard; Level lot; Near public transit

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Breakfast bar; Ceiling fans; Open floor plan; Storage
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% 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.
• 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); East Middle (math 8% / reading 27%, grade F, #354 of 391 statewide, top 91%, 172 students, 98% FRL); Hazelwood East High (math 5% / reading 21%, grade F, #495 of 521 statewide, top 95%, 1,264 students, 66% FRL) — zoned schools average 88% FRL vs 53% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($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 ($933 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 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 1959 — 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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 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?
4. 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?
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: 1.02% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $172,904
• List price: $135,000
• Delta: -21.92%
• 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
2252 Luxmore Dr	0.20mi	3/1.5	986 (-3%)	6mo	$59,000	$60	81
10557 Castle Dr	0.68mi	3/1.5	1,023 (+1%)	1mo	$110,000	$108	66
10539 Monarch Dr	0.40mi	4/2.5 (+1)	1,073 (+6%)	3mo	$135,000	$126	60
10421 Canfield Dr	0.57mi	3/1.5	1,073 (+6%)	5mo	$154,900	$144	60
10525 Castle Dr	0.72mi	3/2.0	1,023 (+1%)	5mo	$85,000	$83	58
11100 Landseer Dr	0.50mi	3/2.0	1,116 (+10%)	6mo	$187,000	$168	53
10501 Baron Dr	0.52mi	3/1.0	888 (-12%)	2mo	$99,000	$111	51
2515 Linnell Dr	0.67mi	2/2.0 (-1)	1,082 (+7%)	1mo	$109,900	$102	50
10512 Count Dr	0.52mi	3/1.0	888 (-12%)	5mo	$105,000	$118	49
10432 Royal Dr	0.73mi	3/1.0	945 (-7%)	5mo	$99,900	$106	48
10360 Baron Dr	0.69mi	3/—	888 (-12%)	6mo	$44,900	$51	42
10365 Lord Dr	0.71mi	3/1.0	864 (-15%)	4mo	$87,000	$101	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: 16.1%
• Equity multiple: 1.97×
• Total profit: $36,711
• Equity at exit: $66,796

10-year hold

• IRR: 18.1%
• Equity multiple: 3.95×
• Total profit: $111,505
• Equity at exit: $107,954

Cash invested: $37,800 (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: 376
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$708
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $188

Break-even live

Break-even rent $1,136

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $264	-5% $226	+0% $188	+5% $149	+10% $111
Rent	-10% $79	-5% $133	+0% $188	+5% $242	+10% $296
Rate	-1.0pp $256	-0.5pp $222	base $188	+0.5pp $153	+1.0pp $117

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	25d	1	0.18mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	46d	1	0.23mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	0d	1	0.43mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	24d	1	0.48mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	0.53mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	0.54mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	46d	1	0.65mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	24d	1	0.67mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	16d	1	0.69mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	4d	1	0.73mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	46d	1	0.74mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	6d	1	0.74mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.75mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	46d	1	0.76mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	0.77mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	0.79mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	46d	1	0.82mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.99mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,711	$1.45	0d	1	1.02mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	46d	1	1.07mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	1.08mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	1.08mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	46d	1	1.10mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	46d	3	1.12mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	46d	1	1.12mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	1.14mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	1.14mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	46d	1	1.14mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	46d	1	1.17mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	5d	1	1.21mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.25mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	1.26mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	1.28mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	1.29mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	19d	1	1.29mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	24d	1	1.39mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	1.40mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	16d	1	1.41mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	1.41mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	24d	1	1.43mi

Listing history 9 events

1. 2026-04-28
   listed $135,000 Active 813-char remark
2. 2026-01-29
   listed $141,000 Active
3. 2025-07-07
   price $139,000
4. 2025-06-20
   listed $140,000 Active
5. 2021-01-06
   soldstatus $140,000
6. 2019-12-23
   soldstatus Closed
7. 2019-11-07
   status Pending
8. 2019-10-11
   listed $60,000 Active
9. 1980-09-01
   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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,477
• − Mortgage interest: −$7,562
• − Property taxes: −$1,596
• − Insurance: −$675
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,927
• Taxable income: $81
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,231/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 — 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

• County: Saint Louis County · 888,823 people
• City population: 19,684
• 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

+125.0% since first listed

10 events — show timeline

• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $135,000 MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $141,000 MARIS as Distributed by MLS Grid
• 2025-07-07 Price Changed $139,000 MARIS as Distributed by MLS Grid
• 2025-06-20 Listed $140,000 MARIS as Distributed by MLS Grid
• 2021-01-06 Sold (Public Records) $140,000 Public Records
• 2019-12-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-07 Pending — MARIS as Distributed by MLS Grid
• 2019-10-11 Listed $60,000 MARIS as Distributed by MLS Grid
• 1980-09-01 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2022): $1,596 · +5.6% YoY. Source: county tax records.