10105 Imperial Dr · Dellwood, MO 63136

$22,500

1 bd · 1.0 ba · 702 sqft · SingleFamily public records · 5 Days on market

Built 1956

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity with strong upside potential. 2-bedroom ranch with attached garage situated on a level lot in St. Louis County. Property is being sold strictly AS-IS and requires repairs and updates. Seller will make no repairs, provide no inspections, and offer no warranties. Excellent opportunity for rehab, rental income, or value-add investment. Buyer responsible for verifying all information including condition, square footage, schools, utilities, and municipal requirements. Cash buyers preferred. Proof of funds required with all offers.

Key facts

• Garage
• Built 1956
• Listed 4 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Electric service: Other
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $81 ($971/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $22k).
• Cap rate 33.4% vs local median 10.4% in Dellwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• 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: Lemasters Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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 (+5.0%/yr); 376 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($156 loan paydown + $853 appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $6k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $22k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,500

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.86% ✓
• Cap rate: 33.36%
• Cash-on-cash: 96.66%
• DSCR: 5.30
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $54,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10035 Clairmont Dr	0.12mi	2/1.0 (+1)	735 (+5%)	1mo	$74,900	$102	80
10138 Imperial Dr	0.08mi	2/2.0 (+1)	648 (-8%)	1mo	$14,000	$22	74
10157 Winkler Dr	0.24mi	2/1.0 (+1)	792 (+13%)	5mo	$60,000	$76	59
9604 Winkler Dr	0.70mi	2/1.0 (+1)	720 (+3%)	2mo	$39,000	$54	57
10185 Winkler Dr	0.29mi	2/1.0 (+1)	792 (+13%)	8mo	$35,000	$44	54
9843 Green Valley Dr	0.42mi	2/1.0 (+1)	768 (+9%)	8mo	$60,000	$78	53
10175 Cloverdale Dr	0.35mi	2/1.0 (+1)	792 (+13%)	8mo	$65,000	$82	51
9828 Lorna Ln	0.50mi	2/1.0 (+1)	792 (+13%)	2mo	$65,000	$82	49
10246 Dacey Dr	0.50mi	2/2.0 (+1)	768 (+9%)	7mo	$58,400	$76	46
9859 Vickie Pl	0.52mi	2/1.0 (+1)	792 (+13%)	6mo	$81,000	$102	44
9606 Lifford Ct	0.67mi	2/1.0 (+1)	800 (+14%)	1mo	$130,000	$163	40
324 N Floridale Ave	0.71mi	2/1.0 (+1)	624 (-11%)	6mo	$35,000	$56	38

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: 28.0%
• Equity multiple: 2.72×
• Total profit: $10,865
• Equity at exit: $11,133

10-year hold

• IRR: 30.8%
• Equity multiple: 6.32×
• Total profit: $33,490
• Equity at exit: $17,992

Cash invested: $6,300 (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: 2.2×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$118
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$9
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $81

Break-even live

Break-even rent $766

Max offer price $22,500

Occupancy floor 86%

Sensitivity live

Price	-10% $94	-5% $87	+0% $81	+5% $75	+10% $68
Rent	-10% $12	-5% $47	+0% $81	+5% $115	+10% $150
Rate	-1.0pp $92	-0.5pp $87	base $81	+0.5pp $75	+1.0pp $69

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10032 Neville Walk Unit 10016C St. Louis, MO	1.0	1.0	720	$855	$1.19	0d	1	0.23mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$702	$1.04	0d	23	0.79mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$810	$0.92	45d	1	0.99mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$750	$1.06	0d	6	1.02mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$780	$1.30	0d	6	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $22,500 Active 5 DOM
2. 2026-06-18
   days on market $22,500 Active 2 DOM
3. 2026-06-17
   remarks 552-char remark
4. 2026-06-17
   listed $22,500 Active 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/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 AE · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $10,422
• − Mortgage interest: −$1,260
• − Property taxes: −$615
• − Insurance: −$5,231
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$655
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $733/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

• 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

+104.5% since first listed

5 events — show timeline

• 2026-06-16 Listed $22,500 MARIS as Distributed by MLS Grid
• 2014-09-22 Sold (Public Records) $15,000 Public Records
• 2014-09-10 Sold (Public Records) $11,000 Public Records
• 1998-03-12 Sold (Public Records) — Public Records
• 1989-05-01 Sold (Public Records) — Public Records

Property tax history

-5.3%/yr

Latest (2022): $615 · +0.4% YoY. Source: county tax records.