10052 Clairmont Dr · Dellwood, MO 63136

$52,900

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 54 Days on market

Built 1930 8,250 sqft lot $60/sqft · 48% above area Est $36k · 48% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderful investment opportunity! This three-bedroom; one-bathroom single family home has a mixture of carpet and vinyl flooring. Comes with kitchen appliances and a full unfinished basement. Huge backyard. Passed St. Louis County occupancy inspection. We have a tenant approved for this home, waiting on Section 8 inspections.

Key facts

• Kitchen appliances
• Huge backyard
• 8,250 sq ft lot

Tags

• KITCHEN APPLIANCES
• FULL UNFINISHED BASEMENT
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 10.4% in Dellwood — 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 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 38% 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 $2k of equity ($366 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $53k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,313 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.44% ✓
• Cap rate: 21.78%
• Cash-on-cash: 55.33%
• DSCR: 3.46
• GRM: 3.4

CMA / ARV

• ARV (median comp): $35,682
• List price: $52,900
• Delta: 48.26%
• 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	0.19mi	3/1.0	864 (-2%)	2mo	$49,900	$58	86
1829 Chambers Rd	0.16mi	2/1.0 (-1)	816 (-7%)	1mo	$34,900	$43	74
9871 Medford Dr	0.35mi	3/1.0	950 (+8%)	2mo	$124,900	$131	69
1719 Newhall Ct	0.30mi	3/1.0	975 (+11%)	0mo	$120,000	$123	68
9858 Green Valley Dr	0.38mi	3/2.0	936 (+6%)	2mo	$74,900	$80	66
9840 Green Valley Dr	0.42mi	2/1.0 (-1)	816 (-7%)	2mo	$83,000	$102	62
10020 Dellridge Ln	0.46mi	2/1.0 (-1)	816 (-7%)	1mo	$49,900	$61	60
9828 Lorna Ln	0.43mi	2/1.0 (-1)	792 (-10%)	2mo	$65,000	$82	57
9739 Balboa Dr	0.52mi	3/1.0	999 (+14%)	1mo	$76,900	$77	52
2042 Kappel Dr	0.70mi	2/1.0 (-1)	828 (-6%)	1mo	$49,900	$60	52
9606 Lifford Ct	0.63mi	2/1.0 (-1)	800 (-9%)	1mo	$130,000	$163	50
2014 Kappel Dr	0.64mi	2/1.0 (-1)	989 (+12%)	2mo	$19,000	$19	43

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: 28.7%
• Equity multiple: 2.73×
• Total profit: $25,684
• Equity at exit: $26,174

10-year hold

• IRR: 30.3%
• Equity multiple: 5.96×
• Total profit: $73,414
• Equity at exit: $42,302

Cash invested: $14,812 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$277
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$22
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $223

Break-even live

Break-even rent $1,009

Max offer price $52,900

Occupancy floor 78%

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: $13,225
• Closing costs: $1,587
• 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	2d	1	0.25mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.28mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.29mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.36mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.36mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.37mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.38mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.39mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.39mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.42mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.42mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.43mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.45mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.49mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.51mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.54mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.55mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.57mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.59mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.63mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.67mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.78mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.78mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.84mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.93mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.03mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.04mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.04mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.06mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.06mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.10mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	1.16mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.16mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	1.20mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.20mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.21mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.24mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	1.25mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	1.26mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.27mi

Listing history 29 events

1. 2026-06-18
   price $52,900 Active 54 DOM
2. 2026-06-18
   days on market $57,900 Active 54 DOM
3. 2026-06-17
   days on market $57,900 Active 53 DOM
4. 2026-06-16
   days on market $57,900 Active 52 DOM
5. 2026-06-15
   days on market $57,900 Active 51 DOM
6. 2026-06-13
   days on market $57,900 Active 49 DOM
7. 2026-06-13
   days on market $57,900 Active 48 DOM
8. 2026-06-09
   days on market $57,900 Active 45 DOM
9. 2026-06-08
   days on market $57,900 Active 44 DOM
10. 2026-06-07
    days on market $57,900 Active 43 DOM
11. 2026-06-05
    days on market $57,900 Active 40 DOM
12. 2026-06-03
    days on market $57,900 Active 39 DOM
13. 2026-06-02
    days on market $57,900 Active 38 DOM
14. 2026-06-01
    days on market $57,900 Active 37 DOM
15. 2026-05-31
    days on market $57,900 Active 36 DOM
16. 2026-04-28
    status Active 327-char remark

    Show marketing remark (327 chars)

    Wonderful investment opportunity! This three-bedroom; one-bathroom single family home has a mixture of carpet and vinyl flooring. Comes with kitchen appliances and a full unfinished basement. Huge backyard. Passed St. Louis County occupancy inspection. We have a tenant approved for this home, waiting on Section 8 inspections.

17. 2026-04-18
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Wonderful investment opportunity! This three-bedroom; one-bathroom single family home has a mixture of carpet and vinyl flooring. Comes with kitchen appliances and a full unfinished basement. Huge backyard. Passed St. Louis County occupancy inspection. We have a tenant approved for this home, waiting on Section 8 inspections.

18. 2026-04-14
    listed $57,900 Active 327-char remark

    Show marketing remark (327 chars)

    Wonderful investment opportunity! This three-bedroom; one-bathroom single family home has a mixture of carpet and vinyl flooring. Comes with kitchen appliances and a full unfinished basement. Huge backyard. Passed St. Louis County occupancy inspection. We have a tenant approved for this home, waiting on Section 8 inspections.

19. 2021-04-09
    soldstatus $34,000
20. 2021-04-02
    soldstatus Closed 385-char remark

    Show marketing remark (385 chars)

    The perfect rental property that you have been looking for! Investors, come check out this recently renovated 3 bed 1 bath bungalow located in north county. The property has a recently passed occupancy inspection, so you can start making money day 1 without having to make any repairs. This would also serve as a nice starter home for a small family! Showings will begin Saturday 2/27.

21. 2021-03-19
    status Pending 385-char remark

    Show marketing remark (385 chars)

    The perfect rental property that you have been looking for! Investors, come check out this recently renovated 3 bed 1 bath bungalow located in north county. The property has a recently passed occupancy inspection, so you can start making money day 1 without having to make any repairs. This would also serve as a nice starter home for a small family! Showings will begin Saturday 2/27.

22. 2021-03-06
    status Pending 385-char remark

    Show marketing remark (385 chars)

    The perfect rental property that you have been looking for! Investors, come check out this recently renovated 3 bed 1 bath bungalow located in north county. The property has a recently passed occupancy inspection, so you can start making money day 1 without having to make any repairs. This would also serve as a nice starter home for a small family! Showings will begin Saturday 2/27.

23. 2021-02-24
    listed $40,000 Active 385-char remark

    Show marketing remark (385 chars)

    The perfect rental property that you have been looking for! Investors, come check out this recently renovated 3 bed 1 bath bungalow located in north county. The property has a recently passed occupancy inspection, so you can start making money day 1 without having to make any repairs. This would also serve as a nice starter home for a small family! Showings will begin Saturday 2/27.

24. 2018-08-30
    soldstatus Closed
25. 2018-05-17
    status Pending
26. 2018-04-18
    listed $7,869 Active
27. 2006-12-21
    soldstatus $45,000
28. 2006-12-21
    soldstatus $50,000
29. 1996-06-04
    soldstatus $34,900

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$63/yr (+$5/mo · 14.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $15,492
• − Mortgage interest: −$2,963
• − Property taxes: −$450
• − Insurance: −$5,790
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$1,539
• Taxable income: $2,272
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $2,125/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

+65.9% since first listed

14 events — show timeline

• 2026-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-18 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $57,900 MARIS as Distributed by MLS Grid
• 2021-04-09 Sold (Public Records) $34,000 Public Records
• 2021-04-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-03-06 Pending — MARIS as Distributed by MLS Grid
• 2021-02-24 Listed $40,000 MARIS as Distributed by MLS Grid
• 2018-08-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-05-17 Pending — MARIS as Distributed by MLS Grid
• 2018-04-18 Listed $7,869 MARIS as Distributed by MLS Grid
• 2006-12-21 Sold (Public Records) $50,000 Public Records
• 2006-12-21 Sold (Public Records) $45,000 Public Records
• 1996-06-04 Sold (Public Records) $34,900 Public Records

Property tax history

-7.0%/yr

Latest (2022): $450 · +0.4% YoY. Source: county tax records.