10507 Tate Dr · Dellwood, MO 63136

$114,900

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 48 Days on market

Built 1961 6,616 sqft lot $100/sqft · 23% below area Est $149k · 23% under

---

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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• Appreciation +6.9/10.0
• 1% rule +6.7/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath ranch-style home in a quiet neighborhood of St. Louis. Built in 1961, this single-family residence offers approximately 1,150 square feet of comfortable living space with a functional layout perfect for everyday living. Step inside to a bright and inviting living area, complemented by generously sized bedrooms and a practical kitchen ready for your personal touch. The home also features a full basement, providing excellent potential for additional living space, storage, or a recreation area. Situated on a spacious lot of over 6,500 square feet, the property offers a large backyard ideal for outdoor gatherings, gardening, or relaxing. Conveniently located near shopping, dining, schools, and major highways, this home provides both comfort and accessibility. Whether you’re a first-time homebuyer or an investor looking for a solid opportunity, this property is full of potential—schedule your showing today!

Key facts

• Large backyard
• Full basement
• Spacious lot

Tags

• FULL BASEMENT
• LARGE BACKYARD
• QUIET NEIGHBORHOOD
• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

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-, schools D, crime D-.
• 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); 376 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 $5k of equity ($794 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $111,453 (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 1961 — 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 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?
5. 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?
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: 1.17% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $148,813
• List price: $114,900
• Delta: -22.79%
• 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
1715 Hudson Rd	0.33mi	2/1.0 (-1)	1,145 (-0%)	1mo	$125,000	$109	78
1923 Nashua Dr	0.15mi	3/1.0	1,014 (-12%)	1mo	$149,900	$148	73
10257 Dacey Dr	0.29mi	3/1.5	1,014 (-12%)	2mo	$120,000	$118	63
10269 Dacey Dr	0.27mi	4/1.0 (+1)	1,014 (-12%)	1mo	$169,000	$167	62
10515 Alliance Dr	0.39mi	3/1.0	1,014 (-12%)	0mo	$112,900	$111	62
1646 Hudson Rd	0.39mi	3/1.0	1,014 (-12%)	2mo	$164,500	$162	60
10418 Quaker Dr	0.41mi	3/1.5	1,014 (-12%)	2mo	$64,900	$64	58
10201 Doane Dr	0.51mi	3/1.5	1,014 (-12%)	4mo	$125,000	$123	51
10129 Ventura Dr	0.66mi	3/2.0	1,055 (-8%)	2mo	$129,900	$123	50
10207 Tanner Dr	0.64mi	3/2.0	1,014 (-12%)	4mo	$127,900	$126	43
2241 Luxmore Dr	0.64mi	4/3.0 (+1)	1,276 (+11%)	2mo	$187,500	$147	37
2270 Ainsworth Dr	0.64mi	4/3.0 (+1)	1,276 (+11%)	2mo	$94,900	$74	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: 19.6%
• Equity multiple: 2.18×
• Total profit: $37,891
• Equity at exit: $56,851

10-year hold

• IRR: 21.2%
• Equity multiple: 4.43×
• Total profit: $110,353
• Equity at exit: $91,881

Cash invested: $32,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $258

Break-even live

Break-even rent $1,013

Max offer price $114,900

Occupancy floor 76%

Sensitivity live

Price	-10% $323	-5% $291	+0% $258	+5% $226	+10% $193
Rent	-10% $152	-5% $205	+0% $258	+5% $311	+10% $364
Rate	-1.0pp $316	-0.5pp $287	base $258	+0.5pp $228	+1.0pp $198

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.24mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.37mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.37mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.60mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.65mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.66mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.66mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.66mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.67mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.70mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.71mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.74mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.78mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.82mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	0.89mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.89mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	0.95mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.95mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	0.95mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.96mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	23d	1	0.99mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.01mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.06mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	1.09mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.10mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	1.10mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	1.12mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.14mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	1.14mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.14mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.15mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.15mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.17mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	1.17mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	1.18mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	1.20mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	1.22mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	1.23mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.27mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	1.27mi

Listing history 6 events

1. 2026-05-14
   status Pending 973-char remark

   Show marketing remark (973 chars)

   Welcome to this charming 3-bedroom, 2-bath ranch-style home in a quiet neighborhood of St. Louis. Built in 1961, this single-family residence offers approximately 1,150 square feet of comfortable living space with a functional layout perfect for everyday living. Step inside to a bright and inviting living area, complemented by generously sized bedrooms and a practical kitchen ready for your personal touch. The home also features a full basement, providing excellent potential for additional living space, storage, or a recreation area. Situated on a spacious lot of over 6,500 square feet, the property offers a large backyard ideal for outdoor gatherings, gardening, or relaxing. Conveniently located near shopping, dining, schools, and major highways, this home provides both comfort and accessibility. Whether you’re a first-time homebuyer or an investor looking for a solid opportunity, this property is full of potential—schedule your showing today!

2. 2026-03-27
   listed $114,900 Active 973-char remark

   Show marketing remark (973 chars)

   Welcome to this charming 3-bedroom, 2-bath ranch-style home in a quiet neighborhood of St. Louis. Built in 1961, this single-family residence offers approximately 1,150 square feet of comfortable living space with a functional layout perfect for everyday living. Step inside to a bright and inviting living area, complemented by generously sized bedrooms and a practical kitchen ready for your personal touch. The home also features a full basement, providing excellent potential for additional living space, storage, or a recreation area. Situated on a spacious lot of over 6,500 square feet, the property offers a large backyard ideal for outdoor gatherings, gardening, or relaxing. Conveniently located near shopping, dining, schools, and major highways, this home provides both comfort and accessibility. Whether you’re a first-time homebuyer or an investor looking for a solid opportunity, this property is full of potential—schedule your showing today!

3. 2020-06-17
   soldstatus
4. 2002-06-06
   soldstatus $79,000
5. 1997-11-19
   soldstatus
6. 1997-11-19
   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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $150/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: $16,081
• − Mortgage interest: −$6,436
• − Property taxes: −$1,801
• − Insurance: −$574
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,343
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,773/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

• 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

+45.4% since first listed

6 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2020-06-17 Sold (Public Records) — Public Records
• 2002-06-06 Sold (Public Records) $79,000 Public Records
• 1997-11-19 Sold (Public Records) — Public Records
• 1997-11-19 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2022): $1,801 · +0.4% YoY. Source: county tax records.