10147 Clairmont Dr · Dellwood, MO 63136

$100,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 63 Days on market

Built 1962 0.38 ac lot $116/sqft · 109% above area

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 MLS

Cozy ranch style home with carport. The exterior is maintenance free with newer vinyl siding and carport. This home has a freshly painted interior, newer light fixtures throughout, updates to bathroom, eat in kitchen and refinished hardwood floors throughout. Turnkey and ready for its new owner! Close to highways and just minutes from Lambert Airport.

Key facts

• 0.38 acre lot
• Parking
• Built 1962

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 $341 ($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: $94k (6.0% 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); 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 ~4 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 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1962 — 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: 1.24% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $47,900
• List price: $100,000
• Delta: 108.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10038 Balboa Dr	0.33mi	3/1.0 (+1)	864 (0%)	2mo	$49,900	$58	78
1829 Chambers Rd	0.34mi	2/1.0	816 (-6%)	1mo	$34,900	$43	74
1679 Maldon Ln	0.31mi	2/1.0	816 (-6%)	4mo	$85,000	$104	73
10020 Dellridge Ln	0.51mi	2/1.0	816 (-6%)	1mo	$49,900	$61	66
10035 Clairmont Dr	0.23mi	2/1.0	735 (-15%)	1mo	$74,900	$102	63
9840 Green Valley Dr	0.57mi	2/1.0	816 (-6%)	2mo	$83,000	$102	62
9828 Lorna Ln	0.57mi	2/1.0	792 (-8%)	2mo	$65,000	$82	58
9871 Medford Dr	0.47mi	3/1.0 (+1)	950 (+10%)	2mo	$124,900	$131	55
1719 Newhall Ct	0.44mi	3/1.0 (+1)	975 (+13%)	0mo	$120,000	$123	53
9858 Green Valley Dr	0.53mi	3/2.0 (+1)	936 (+8%)	2mo	$74,900	$80	51
1618 Keelen Dr	0.71mi	3/1.0 (+1)	936 (+8%)	3mo	$160,000	$171	45
1716 Atmore Dr	0.70mi	3/1.0 (+1)	950 (+10%)	2mo	$130,000	$137	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: 24.2%
• Equity multiple: 2.45×
• Total profit: $40,493
• Equity at exit: $49,479

10-year hold

• IRR: 25.3%
• Equity multiple: 5.02×
• Total profit: $112,589
• Equity at exit: $79,966

Cash invested: $28,000 (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: $1,237 high
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $341

Break-even live

Break-even rent $805

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.27mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.30mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.34mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.36mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.38mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.38mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.44mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.46mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.50mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.51mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.52mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.54mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.56mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.57mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.58mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.59mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.65mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.67mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.70mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.70mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.77mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.87mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.97mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	1.03mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.04mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.08mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.11mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.13mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.15mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.17mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	1.17mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.18mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.18mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.20mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	1.21mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	1.23mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	1.24mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	1.25mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.26mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	1.27mi

Listing history 26 events

1. 2026-06-18
   days on market $100,000 Active 63 DOM
2. 2026-06-17
   days on market $100,000 Active 62 DOM
3. 2026-06-16
   days on market $100,000 Active 61 DOM
4. 2026-06-15
   days on market $100,000 Active 60 DOM
5. 2026-06-13
   days on market $100,000 Active 58 DOM
6. 2026-06-13
   days on market $100,000 Active 57 DOM
7. 2026-06-09
   days on market $100,000 Active 54 DOM
8. 2026-06-08
   days on market $100,000 Active 53 DOM
9. 2026-06-07
   days on market $100,000 Active 52 DOM
10. 2026-06-05
    days on market $100,000 Active 49 DOM
11. 2026-06-03
    days on market $100,000 Active 48 DOM
12. 2026-06-02
    days on market $100,000 Active 47 DOM
13. 2026-06-01
    days on market $100,000 Active 46 DOM
14. 2026-05-31
    days on market $100,000 Active 45 DOM
15. 2026-04-28
    price $100,000 353-char remark

    Show marketing remark (353 chars)

    Cozy ranch style home with carport. The exterior is maintenance free with newer vinyl siding and carport. This home has a freshly painted interior, newer light fixtures throughout, updates to bathroom, eat in kitchen and refinished hardwood floors throughout. Turnkey and ready for its new owner! Close to highways and just minutes from Lambert Airport.

16. 2026-04-16
    listed $115,000 Active 353-char remark

    Show marketing remark (353 chars)

    Cozy ranch style home with carport. The exterior is maintenance free with newer vinyl siding and carport. This home has a freshly painted interior, newer light fixtures throughout, updates to bathroom, eat in kitchen and refinished hardwood floors throughout. Turnkey and ready for its new owner! Close to highways and just minutes from Lambert Airport.

17. 2026-04-16
    historical $115,000 353-char remark

    Show marketing remark (353 chars)

    Cozy ranch style home with carport. The exterior is maintenance free with newer vinyl siding and carport. This home has a freshly painted interior, newer light fixtures throughout, updates to bathroom, eat in kitchen and refinished hardwood floors throughout. Turnkey and ready for its new owner! Close to highways and just minutes from Lambert Airport.

18. 2026-02-13
    historical $1,320
19. 2025-09-09
    listed $1,320
20. 2025-06-23
    historical $1,320
21. 2025-05-01
    listed $1,320
22. 2023-12-14
    soldstatus Closed 483-char remark

    Show marketing remark (483 chars)

    Two Bedroom Ranch Home in Need of Full Renovation for Occupancy. Formerly Three Bedroom Conversion with Removal of Partition Wall into Large Master Bedroom. Home Sold in As Is Condition with Seller Making No Improvements nor Removal of Any Personal Property. Cash Offers Only. Seller Will Not Accept Any Contingencies so Complete All Due Diligence before Submitting Offer. Please Use Caution while Showing! Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

23. 2023-12-04
    status Pending 483-char remark

    Show marketing remark (483 chars)

    Two Bedroom Ranch Home in Need of Full Renovation for Occupancy. Formerly Three Bedroom Conversion with Removal of Partition Wall into Large Master Bedroom. Home Sold in As Is Condition with Seller Making No Improvements nor Removal of Any Personal Property. Cash Offers Only. Seller Will Not Accept Any Contingencies so Complete All Due Diligence before Submitting Offer. Please Use Caution while Showing! Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

24. 2023-10-27
    price $20,000 483-char remark

    Show marketing remark (483 chars)

    Two Bedroom Ranch Home in Need of Full Renovation for Occupancy. Formerly Three Bedroom Conversion with Removal of Partition Wall into Large Master Bedroom. Home Sold in As Is Condition with Seller Making No Improvements nor Removal of Any Personal Property. Cash Offers Only. Seller Will Not Accept Any Contingencies so Complete All Due Diligence before Submitting Offer. Please Use Caution while Showing! Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

25. 2023-10-04
    price $24,900 483-char remark

    Show marketing remark (483 chars)

    Two Bedroom Ranch Home in Need of Full Renovation for Occupancy. Formerly Three Bedroom Conversion with Removal of Partition Wall into Large Master Bedroom. Home Sold in As Is Condition with Seller Making No Improvements nor Removal of Any Personal Property. Cash Offers Only. Seller Will Not Accept Any Contingencies so Complete All Due Diligence before Submitting Offer. Please Use Caution while Showing! Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

26. 2023-09-11
    listed $30,000 Active 483-char remark

    Show marketing remark (483 chars)

    Two Bedroom Ranch Home in Need of Full Renovation for Occupancy. Formerly Three Bedroom Conversion with Removal of Partition Wall into Large Master Bedroom. Home Sold in As Is Condition with Seller Making No Improvements nor Removal of Any Personal Property. Cash Offers Only. Seller Will Not Accept Any Contingencies so Complete All Due Diligence before Submitting Offer. Please Use Caution while Showing! Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$131/yr (+$11/mo · 15.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $14,841
• − Mortgage interest: −$5,602
• − Property taxes: −$839
• − Insurance: −$500
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,909
• Taxable income: $2,616
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,464/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

+233.3% since first listed

12 events — show timeline

• 2026-04-28 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2026-02-13 Rental Removed $1,320 TENANTTURNER2
• 2025-09-09 Listed for Rent $1,320 TENANTTURNER2
• 2025-06-23 Rental Removed $1,320 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,320 TENANTTURNER2
• 2023-12-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-04 Pending — MARIS as Distributed by MLS Grid
• 2023-10-27 Price Changed $20,000 MARIS as Distributed by MLS Grid
• 2023-10-04 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2023-09-11 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2022): $839 · +0.4% YoY. Source: county tax records.