1124 Bakewell Dr · Bellefontaine Neighbors, MO 63137

$76,500

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 68 Days on market

Built 1952 6,398 sqft lot Est $127k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyers will be thrilled to see this home with it's attached garage, Large rear deck, hardwood floors, a bsmt that has everything that one could want. Relax with this bargain priced home for the NEW YEAR!!!! COME SEE!! PRICE REDUCED!!!

Key facts

• Spacious backyard
• Great natural light
• Large yard

Tags

• SPACIOUS BACKYARD
• FUNCTIONAL FLOOR PLAN
• GREAT NATURAL LIGHT
• COMFORTABLE LIVING AREAS
• LARGE YARD
• EXPANSION POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 9.6% in Bellefontaine Neighbors — 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 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.
• 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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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 (+6.6%/yr); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $529 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $23k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $76k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $71,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.84% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $126,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Bliss Dr	0.13mi	3/1.0	944 (+4%)	0mo	$118,000	$125	88
10307 Seaton Dr	0.19mi	3/1.5	932 (+2%)	1mo	$142,000	$152	85
10505 Ewell Dr	0.31mi	3/1.0	912 (0%)	2mo	$127,000	$139	84
1140 Nectar Dr	0.36mi	3/1.0	912 (0%)	1mo	$135,000	$148	82
10128 Ashbrook Dr	0.37mi	3/1.0	912 (0%)	1mo	$130,000	$143	82
10346 Ashbrook	0.03mi	3/1.0	792 (-13%)	1mo	$135,000	$170	75
1033 Bakewell Dr	0.12mi	2/1.0 (-1)	992 (+9%)	3mo	$99,900	$101	72
10505 Druid Dr	0.28mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	68
10130 Newbold Dr	0.38mi	3/1.0	984 (+8%)	2mo	$144,900	$147	68
1417 Corinth Dr	0.51mi	3/1.0	1,008 (+10%)	0mo	$104,900	$104	58
1219 Esquire Dr	0.29mi	2/1.0 (-1)	792 (-13%)	2mo	$107,000	$135	58
10522 Byfield Dr	0.30mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.26×
• Total profit: $27,033
• Equity at exit: $11,406

10-year hold

• IRR: 38.3%
• Equity multiple: 5.24×
• Total profit: $90,901
• Equity at exit: $6,614

Cash invested: $21,420 (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 63137

• Rents YoY: 6.6%
• Active inventory: 203
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$401
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $536

Break-even live

Break-even rent $726

Max offer price $76,500

Occupancy floor 57%

Sensitivity live

Price	-10% $579	-5% $557	+0% $536	+5% $514	+10% $492
Rent	-10% $425	-5% $480	+0% $536	+5% $591	+10% $647
Rate	-1.0pp $574	-0.5pp $555	base $536	+0.5pp $516	+1.0pp $496

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	46d	1	0.03mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	46d	1	0.07mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	46d	1	0.16mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	24d	1	0.18mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.21mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	20d	1	0.21mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	18d	1	0.26mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,375	$1.51	0d	1	0.26mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	18d	1	0.29mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	6d	1	0.31mi
1223 Rapid Dr Saint Louis, MO	3.0	1.0	1008	$1,095	$1.09	0d	1	0.35mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	18d	1	0.46mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	0.55mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	46d	1	0.56mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	26d	1	0.56mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	24d	1	0.77mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	17d	1	0.79mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	26d	1	0.80mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	46d	1	0.80mi
515 Topaz Ave Saint Louis, MO	3.0	2.0	912	$1,245	$1.37	0d	1	0.83mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	0d	1	0.90mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	9d	1	0.90mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	26d	1	0.90mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	17d	1	0.91mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	0.92mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	19d	1	0.93mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	0d	1	0.93mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	46d	1	0.93mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	46d	1	0.95mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	46d	1	0.99mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	46d	1	1.02mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	12d	1	1.04mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	1.05mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	6d	1	1.05mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	46d	1	1.05mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	46d	1	1.05mi
1342 N Garden Dr Saint Louis, MO	2.0	1.0	626	$1,100	$1.76	0d	3	1.06mi
1333 N Garden Dr St. Louis, MO	2.0	1.0	626	$1,100	$1.76	46d	1	1.09mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	46d	1	1.10mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	46d	1	1.12mi

Listing history 19 events

1. 2026-06-21
   days on market $76,500 Active 68 DOM
2. 2026-06-18
   days on market $76,500 Active 65 DOM
3. 2026-06-17
   days on market $76,500 Active 64 DOM
4. 2026-06-16
   days on market $76,500 Active 63 DOM
5. 2026-06-15
   days on market $76,500 Active 62 DOM
6. 2026-06-13
   days on market $76,500 Active 60 DOM
7. 2026-06-13
   statusdays on market $76,500 Active 59 DOM
8. 2026-04-24
   status Pending
9. 2026-04-17
   price $76,500
10. 2026-03-19
    price $89,900
11. 2026-02-24
    listed $99,900 Active
12. 2018-05-17
    soldstatus $41,000
13. 2018-02-15
    soldstatus Closed 236-char remark

    Show marketing remark (236 chars)

    Buyers will be thrilled to see this home with it's attached garage, Large rear deck, hardwood floors, a bsmt that has everything that one could want. Relax with this bargain priced home for the NEW YEAR!!!! COME SEE!! PRICE REDUCED!!!

14. 2018-01-27
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Buyers will be thrilled to see this home with it's attached garage, Large rear deck, hardwood floors, a bsmt that has everything that one could want. Relax with this bargain priced home for the NEW YEAR!!!! COME SEE!! PRICE REDUCED!!!

15. 2018-01-02
    price $39,900 236-char remark

    Show marketing remark (236 chars)

    Buyers will be thrilled to see this home with it's attached garage, Large rear deck, hardwood floors, a bsmt that has everything that one could want. Relax with this bargain priced home for the NEW YEAR!!!! COME SEE!! PRICE REDUCED!!!

16. 2017-12-11
    soldstatus
17. 2017-12-06
    listed $44,000 Active 236-char remark

    Show marketing remark (236 chars)

    Buyers will be thrilled to see this home with it's attached garage, Large rear deck, hardwood floors, a bsmt that has everything that one could want. Relax with this bargain priced home for the NEW YEAR!!!! COME SEE!! PRICE REDUCED!!!

18. 1991-02-20
    soldstatus $50,500
19. 1987-10-01
    soldstatus $51,500

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$4,285
• − Property taxes: −$1,689
• − Insurance: −$382
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,225
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,091/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 — 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

• Census place: Bellefontaine Neighbors, MO
• County: Saint Louis County · 888,823 people
• City population: 19,684
• Metro: St. Louis, MO-IL
• Population (ZIP): 19,684
• Household income: $43,422
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1863.0

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 (82%)
• Race & ethnicity: Black 82% White 13% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 1%

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: ▼ -96.70%
• Current HPI: 130.6765
• Rent YoY: ▲ 6.59%
• 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

+48.5% since first listed

12 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $76,500 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $99,900 MARIS as Distributed by MLS Grid
• 2018-05-17 Sold (Public Records) $41,000 Public Records
• 2018-02-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-27 Pending — MARIS as Distributed by MLS Grid
• 2018-01-02 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2017-12-11 Sold (Public Records) — Public Records
• 2017-12-06 Listed $44,000 MARIS as Distributed by MLS Grid
• 1991-02-20 Sold (Public Records) $50,500 Public Records
• 1987-10-01 Sold (Public Records) $51,500 Public Records

Property tax history

+5.2%/yr

Latest (2022): $1,689 · +0.9% YoY. Source: county tax records.