10170 Bon Oak Dr · Dellwood, MO 63136

$99,900

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 36 Days on market

Built 1930 0.31 ac lot $97/sqft · at area comps Est $105k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +7.5/10.0
• 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

A straightforward, mechanically updated 3 bed, 2 bath home - built for clean execution, not guesswork. The home has already passed occupancy inspections. Major systems are already handled. Newer roof. HVAC 2025. Water heater. 2025 The big-ticket items that typically create surprise expense have been replaced, reducing immediate CapEx risk for both owner-occupants and investors. Inside, the home has been refreshed with a newer kitchen and updated bathrooms. Clean finishes. Functional layout. Nothing flashy - just practical updates that make the house ready to use on day one. fully turn-key and rent-ready as it sits. For investors, this is a low-deferred-maintenance asset that can go to work

Key facts

• Hvac 2025
• Newer kitchen
• Newer roof

Tags

• NEWER ROOF
• HVAC 2025
• NEWER KITCHEN
• UPDATED BATHROOMS
• FUNCTIONAL LAYOUT
• TURN-KEY

Property features AI

Finance

• Other: Living area reported as 1,032 (per public records); Lot dimensions approximately 83 x 167 x 84 x 166 on a 0.3106-acre lot
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Parking pad
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas connected
• Home design: Single-family house; One story; Private ownership
• Construction: Frame construction
• Exterior features: Covered rear porch; Front yard; Back yard

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Gas oven; Gas range; Free-standing refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating and cooling; Zoned HVAC
• Interior features: Built-in features; Eat-in kitchen; No basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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-, 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); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% 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 $4k of equity ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $16k; list at $100k implies a 505% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1930 — 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: 1.25% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $104,794
• List price: $99,900
• Delta: -4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 Nashua Dr	0.39mi	3/1.0 (+1)	1,014 (-2%)	1mo	$149,900	$148	73
10257 Dacey Dr	0.36mi	3/1.5 (+1)	1,014 (-2%)	2mo	$120,000	$118	71
1646 Hudson Rd	0.42mi	3/1.0 (+1)	1,014 (-2%)	2mo	$164,500	$162	71
10515 Alliance Dr	0.52mi	3/1.0 (+1)	1,014 (-2%)	0mo	$112,900	$111	68
10418 Quaker Dr	0.48mi	3/1.5 (+1)	1,014 (-2%)	2mo	$64,900	$64	66
10129 Ventura Dr	0.47mi	3/2.0 (+1)	1,055 (+2%)	2mo	$129,900	$123	64
1715 Hudson Rd	0.42mi	2/1.0	1,145 (+11%)	1mo	$125,000	$109	61
1719 Newhall Ct	0.54mi	3/1.0 (+1)	975 (-6%)	0mo	$120,000	$123	60
9871 Medford Dr	0.55mi	3/1.0 (+1)	950 (-8%)	2mo	$124,900	$131	55
1716 Atmore Dr	0.58mi	3/1.0 (+1)	950 (-8%)	2mo	$130,000	$137	53
9863 Eastdell Dr	0.69mi	3/1.0 (+1)	1,126 (+9%)	1mo	$139,900	$124	47
9858 Green Valley Dr	0.64mi	3/2.0 (+1)	936 (-9%)	2mo	$74,900	$80	44

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: 25.4%
• Equity multiple: 2.52×
• Total profit: $42,440
• Equity at exit: $49,429

10-year hold

• IRR: 26.4%
• Equity multiple: 5.18×
• Total profit: $116,831
• Equity at exit: $79,886

Cash invested: $27,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $372

Break-even live

Break-even rent $781

Max offer price $99,900

Occupancy floor 65%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.19mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.29mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.33mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.36mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.42mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.45mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.46mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.46mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.46mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.52mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.53mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.58mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.59mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.61mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.63mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.64mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.67mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	0.72mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.73mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.78mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.82mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.85mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.91mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.98mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.06mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	1.07mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	1.11mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.14mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	1.14mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.16mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	1.17mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	1.17mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.17mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	1.18mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.18mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	1.21mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.21mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	1.22mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.23mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	1.25mi

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 36 DOM
2. 2026-06-17
   days on market $99,900 Active 35 DOM
3. 2026-06-16
   days on market $99,900 Active 34 DOM
4. 2026-06-15
   days on market $99,900 Active 33 DOM
5. 2026-06-13
   days on market $99,900 Active 31 DOM
6. 2026-06-13
   statusdays on market $99,900 Active 30 DOM
7. 2026-06-09
   days on market $99,900 Active Under Contract 27 DOM
8. 2026-06-08
   days on market $99,900 Active Under Contract 26 DOM
9. 2026-06-07
   days on market $99,900 Active Under Contract 25 DOM
10. 2026-06-05
    days on market $99,900 Active Under Contract 22 DOM
11. 2026-06-03
    days on market $99,900 Active Under Contract 21 DOM
12. 2026-06-02
    days on market $99,900 Active Under Contract 20 DOM
13. 2026-06-01
    days on market $99,900 Active Under Contract 19 DOM
14. 2026-05-31
    days on market $99,900 Active Under Contract 18 DOM
15. 2026-05-13
    listed $105,000 Active 901-char remark
16. 2026-04-22
    price $105,000
17. 2026-02-27
    listed $114,900 Active
18. 2026-02-27
    historical
19. 2022-01-13
    soldstatus $16,500
20. 2004-10-11
    soldstatus
21. 2004-10-11
    soldstatus $10,150
22. 1999-04-29
    soldstatus $12,000

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$351/yr (+$29/mo · 56.9%)

ⓘ 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 ≥106°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: $15,016
• − Mortgage interest: −$5,596
• − Property taxes: −$618
• − Insurance: −$500
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,906
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,740/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

+732.5% since first listed

11 events — show timeline

• 2026-06-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-29 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-26 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-02-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-01-13 Sold (Public Records) $16,500 Public Records
• 2004-10-11 Sold (Public Records) $10,150 Public Records
• 2004-10-11 Sold (Public Records) — Public Records
• 1999-04-29 Sold (Public Records) $12,000 Public Records

Property tax history

+4.7%/yr

Latest (2022): $618 · +0.4% YoY. Source: county tax records.