33 S Dellwood Ave · Dellwood, MO 63135

$104,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 117 Days on market

Built 1946 10,454 sqft lot $89/sqft · 25% below area Est $139k · 25% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

Key facts

• Bright living area
• Large backyard
• Functional layout

Tags

• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• MAIN-LEVEL LIVING
• BRIGHT LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.0% 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.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Griffith Elementary (math 3% / reading 9%, grade F, #1,069 of 1,115 statewide, top 96%, 282 students, 99% FRL); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 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: 1.30% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (median comp): $139,450
• List price: $104,900
• Delta: -24.78%
• 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
9863 Eastdell Dr	0.33mi	3/1.0	1,126 (-4%)	1mo	$139,900	$124	77
1523 Fir Dr	0.36mi	3/1.0	1,144 (-3%)	2mo	$45,000	$39	76
4 S Dellwood Ave	0.14mi	2/1.0 (-1)	1,086 (-8%)	2mo	$98,900	$91	74
100 Florwood Ct	0.10mi	3/1.0	1,004 (-15%)	3mo	$79,900	$80	68
125 Forestwood Dr	0.20mi	3/1.0	1,032 (-12%)	3mo	$77,900	$75	68
945 Edgehill Dr	0.43mi	3/1.0	1,110 (-6%)	3mo	$114,900	$104	68
1330 Chambers Rd	0.17mi	3/2.0	1,339 (+14%)	3mo	$139,900	$104	62
1102 Thatcher Ave	0.64mi	2/1.0 (-1)	1,202 (+2%)	2mo	$145,000	$121	60
9866 Dennis Dr	0.41mi	3/1.0	1,032 (-12%)	3mo	$124,900	$121	58
9724 Dennis Dr	0.53mi	3/1.0	1,056 (-10%)	2mo	$89,900	$85	57
1007 Hutton Pl	0.67mi	2/2.0 (-1)	1,214 (+3%)	2mo	$36,000	$30	53
9820 Lorna Ln	0.53mi	2/1.0 (-1)	1,338 (+14%)	3mo	$119,900	$90	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.40×
• Total profit: $11,762
• Equity at exit: $15,641

10-year hold

• IRR: 22.6%
• Equity multiple: 3.41×
• Total profit: $70,930
• Equity at exit: $9,070

Cash invested: $29,372 (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 63135

• Rents YoY: 9.0%
• Active inventory: 165
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$550
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $338

Break-even live

Break-even rent $939

Max offer price $104,900

Occupancy floor 70%

Sensitivity live

Price	-10% $397	-5% $367	+0% $338	+5% $308	+10% $278
Rent	-10% $230	-5% $284	+0% $338	+5% $392	+10% $446
Rate	-1.0pp $391	-0.5pp $364	base $338	+0.5pp $311	+1.0pp $283

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	25d	1	0.28mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.36mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.36mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.39mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	0.45mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.50mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.51mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.53mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.54mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.56mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	45d	1	0.56mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	0.57mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	0.59mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	0d	1	0.59mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.59mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	45d	1	0.60mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	12d	1	0.60mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	0.64mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	0.65mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.65mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.66mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	0.66mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	0.67mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	0.68mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	0.73mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,725	$1.32	0d	1	0.76mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$895	$1.27	0d	6	0.77mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	45d	1	0.79mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	0.87mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.88mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.91mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	0.93mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.98mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.99mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	1.01mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	1.01mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	1.01mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	1.01mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	1.03mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	45d	1	1.04mi

Listing history 30 events

1. 2026-06-21
   days on market $104,900 Active 117 DOM
2. 2026-06-18
   days on market $104,900 Active 114 DOM
3. 2026-06-17
   days on market $104,900 Active 113 DOM
4. 2026-06-16
   days on market $104,900 Active 112 DOM
5. 2026-06-15
   days on market $104,900 Active 111 DOM
6. 2026-06-13
   days on market $104,900 Active 109 DOM
7. 2026-06-13
   days on market $104,900 Active 108 DOM
8. 2026-06-09
   days on market $104,900 Active 105 DOM
9. 2026-06-08
   days on market $104,900 Active 104 DOM
10. 2026-06-07
    days on market $104,900 Active 103 DOM
11. 2026-06-05
    days on market $104,900 Active 100 DOM
12. 2026-06-03
    days on market $104,900 Active 99 DOM
13. 2026-06-02
    days on market $104,900 Active 98 DOM
14. 2026-06-01
    days on market $104,900 Active 97 DOM
15. 2026-05-31
    days on market $104,900 Active 96 DOM
16. 2026-05-15
    price $104,900 424-char remark

    Show marketing remark (424 chars)

    Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

17. 2026-05-01
    price $109,900 424-char remark

    Show marketing remark (424 chars)

    Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

18. 2026-04-16
    price $119,900 424-char remark

    Show marketing remark (424 chars)

    Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

19. 2026-03-27
    price $124,900 424-char remark

    Show marketing remark (424 chars)

    Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

20. 2026-02-24
    listed $129,900 Active 424-char remark

    Show marketing remark (424 chars)

    Charming 3-bedroom, 1-bath single-family home offering comfort, space, and a large backyard perfect for entertaining, gardening, or relaxing evenings outdoors. The functional layout provides spacious bedrooms, a bright living area, and convenient main-level living. Ideal for first-time buyers or those looking to downsize without sacrificing outdoor space. Don’t miss this opportunity to own a home with room to grow!

21. 2020-05-04
    soldstatus $55,000
22. 2017-02-02
    soldstatus Closed 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

23. 2017-01-09
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

24. 2017-01-05
    status Active 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

25. 2016-12-29
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

26. 2016-12-15
    price $19,000 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

27. 2016-11-21
    price $21,500 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

28. 2016-11-01
    listed $24,000 Active 142-char remark

    Show marketing remark (142 chars)

    Here is your opportunity to own and upgrade this two bedroom, one bath home in St Louis, MO. With a basement. . Submit your best offer today.

29. 2003-10-09
    soldstatus $85,000
30. 1966-04-18
    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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $16,397
• − Mortgage interest: −$5,876
• − Property taxes: −$1,775
• − Insurance: −$524
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,052
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $3,441/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 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): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 (66%)
• Race & ethnicity: Black 66% White 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

+23.4% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $129,900 MARIS as Distributed by MLS Grid
• 2020-05-04 Sold (Public Records) $55,000 Public Records
• 2017-02-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-01-09 Pending — MARIS as Distributed by MLS Grid
• 2017-01-05 Relisted — MARIS as Distributed by MLS Grid
• 2016-12-29 Pending — MARIS as Distributed by MLS Grid
• 2016-12-15 Price Changed $19,000 MARIS as Distributed by MLS Grid
• 2016-11-21 Price Changed $21,500 MARIS as Distributed by MLS Grid
• 2016-11-01 Listed $24,000 MARIS as Distributed by MLS Grid
• 2003-10-09 Sold (Public Records) $85,000 Public Records
• 1966-04-18 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2022): $1,775 · +0.5% YoY. Source: county tax records.