2348 Vorhof Dr · Bellefontaine Neighbors, MO 63136

$129,900

3 bd · 2.5 ba · 1,147 sqft · SingleFamily public records · 106 Days on market

Built 1964 0.26 ac lot $113/sqft · 19% below area Est $161k · 19% under

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath single-family home offering comfort, functionality, and space to grow! This well-maintained property features a bright and inviting living area, spacious bedrooms, and a convenient half bath for guests. Step outside to enjoy the large backyard—perfect for entertaining, gardening, pets, or creating your own outdoor oasis. A wonderful opportunity to own a home with room to relax both inside and out!

Key facts

• Bright living area
• Large backyard
• Convenient half bath

Tags

• LARGE BACKYARD
• BRIGHT LIVING AREA
• CONVENIENT HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

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+, schools F, crime 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.
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($898 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1964 — 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: 1.04% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $161,304
• List price: $129,900
• Delta: -19.47%
• 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
10539 Monarch Dr	0.11mi	4/2.5 (+1)	1,073 (-6%)	3mo	$135,000	$126	76
10139 Edgefield Dr	0.60mi	3/2.0	1,140 (-1%)	0mo	$119,900	$105	69
2270 Ainsworth Dr	0.16mi	4/3.0 (+1)	1,276 (+11%)	2mo	$94,900	$74	65
10217 Viscount Dr	0.51mi	3/2.0	1,205 (+5%)	2mo	$149,000	$124	64
10231 Monarch Dr	0.51mi	3/2.0	1,073 (-6%)	1mo	$189,999	$177	62
2241 Luxmore Dr	0.42mi	4/3.0 (+1)	1,276 (+11%)	2mo	$187,500	$147	53
10417 Prince Dr	0.62mi	3/1.5	1,040 (-9%)	2mo	$120,000	$115	50
10557 Castle Dr	0.63mi	3/1.5	1,023 (-11%)	1mo	$110,000	$108	48
10127 Monarch Dr	0.64mi	3/1.5	1,015 (-12%)	1mo	$155,000	$153	46
10257 Dacey Dr	0.63mi	3/1.5	1,014 (-12%)	2mo	$120,000	$118	45
1923 Nashua Dr	0.65mi	3/1.0	1,014 (-12%)	1mo	$149,900	$148	43
10269 Dacey Dr	0.64mi	4/1.0 (+1)	1,014 (-12%)	1mo	$169,000	$167	39

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: 15.3%
• Equity multiple: 1.92×
• Total profit: $33,499
• Equity at exit: $64,273

10-year hold

• IRR: 17.4%
• Equity multiple: 3.85×
• Total profit: $103,640
• Equity at exit: $103,876

Cash invested: $36,372 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$681
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $150

Break-even live

Break-even rent $1,163

Max offer price $129,900

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $187	+0% $150	+5% $113	+10% $77
Rent	-10% $43	-5% $97	+0% $150	+5% $204	+10% $257
Rate	-1.0pp $216	-0.5pp $183	base $150	+0.5pp $117	+1.0pp $82

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.19mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	0.28mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.33mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.35mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.38mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.40mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.43mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	0.46mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	0.48mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	0.51mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.57mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.61mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.62mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	0.63mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.70mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.74mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	0.75mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.75mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.76mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.81mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.81mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.83mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.84mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.89mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.92mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.93mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.94mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.95mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.96mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	1.08mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	1.09mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	1.16mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.29mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	1.31mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	1.31mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	1.31mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.33mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	2d	1	1.33mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.34mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $129,900 Active 106 DOM
2. 2026-06-18
   days on market $129,900 Active 103 DOM
3. 2026-06-17
   days on market $129,900 Active 102 DOM
4. 2026-06-16
   days on market $129,900 Active 101 DOM
5. 2026-06-15
   pricedays on market $129,900 Active 100 DOM
6. 2026-06-13
   days on market $139,900 Active 98 DOM
7. 2026-06-13
   days on market $139,900 Active 97 DOM
8. 2026-06-09
   days on market $139,900 Active 94 DOM
9. 2026-06-08
   days on market $139,900 Active 93 DOM
10. 2026-06-07
    days on market $139,900 Active 92 DOM
11. 2026-06-05
    days on market $139,900 Active 89 DOM
12. 2026-06-03
    days on market $139,900 Active 88 DOM
13. 2026-06-02
    days on market $139,900 Active 87 DOM
14. 2026-06-01
    days on market $139,900 Active 86 DOM
15. 2026-05-31
    days on market $139,900 Active 85 DOM
16. 2026-05-04
    status Active 433-char remark

    Show marketing remark (433 chars)

    Charming 3-bedroom, 2-bath single-family home offering comfort, functionality, and space to grow! This well-maintained property features a bright and inviting living area, spacious bedrooms, and a convenient half bath for guests. Step outside to enjoy the large backyard—perfect for entertaining, gardening, pets, or creating your own outdoor oasis. A wonderful opportunity to own a home with room to relax both inside and out!

17. 2026-04-23
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Charming 3-bedroom, 2-bath single-family home offering comfort, functionality, and space to grow! This well-maintained property features a bright and inviting living area, spacious bedrooms, and a convenient half bath for guests. Step outside to enjoy the large backyard—perfect for entertaining, gardening, pets, or creating your own outdoor oasis. A wonderful opportunity to own a home with room to relax both inside and out!

18. 2026-02-24
    listed $139,900 Active 433-char remark

    Show marketing remark (433 chars)

    Charming 3-bedroom, 2-bath single-family home offering comfort, functionality, and space to grow! This well-maintained property features a bright and inviting living area, spacious bedrooms, and a convenient half bath for guests. Step outside to enjoy the large backyard—perfect for entertaining, gardening, pets, or creating your own outdoor oasis. A wonderful opportunity to own a home with room to relax both inside and out!

19. 2022-08-26
    soldstatus $9,906,435
20. 2019-04-19
    soldstatus $84,900
21. 2019-04-11
    soldstatus Closed 313-char remark

    Show marketing remark (313 chars)

    Well kept home. 3 Bedroom, 2.5 Baths, finished basement. New paint, new carpet, new roof and minor updates. Hardwood flooring under the carpet. Move in Ready. OWNER TO DO NO ADDITIONAL REPAIRS PROPERTY IS BEING SOLD AS IS. Special Sales Contract. Very nice home, Bring your Best Offer. Will not last long.

22. 2019-02-27
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Well kept home. 3 Bedroom, 2.5 Baths, finished basement. New paint, new carpet, new roof and minor updates. Hardwood flooring under the carpet. Move in Ready. OWNER TO DO NO ADDITIONAL REPAIRS PROPERTY IS BEING SOLD AS IS. Special Sales Contract. Very nice home, Bring your Best Offer. Will not last long.

23. 2019-02-17
    listed $89,900 Active 313-char remark

    Show marketing remark (313 chars)

    Well kept home. 3 Bedroom, 2.5 Baths, finished basement. New paint, new carpet, new roof and minor updates. Hardwood flooring under the carpet. Move in Ready. OWNER TO DO NO ADDITIONAL REPAIRS PROPERTY IS BEING SOLD AS IS. Special Sales Contract. Very nice home, Bring your Best Offer. Will not last long.

24. 1996-07-31
    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: $2,198 · $183/mo
• Projected year-2 tax: $2,198 · $183/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,235
• − Mortgage interest: −$7,276
• − Property taxes: −$2,198
• − Insurance: −$650
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,779
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,867/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

• 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

+55.6% since first listed

9 events — show timeline

• 2026-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-23 Pending — MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $139,900 MARIS as Distributed by MLS Grid
• 2022-08-26 Sold (Public Records) $9,906,435 Public Records
• 2019-04-19 Sold (Public Records) $84,900 Public Records
• 2019-04-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-27 Pending — MARIS as Distributed by MLS Grid
• 2019-02-17 Listed $89,900 MARIS as Distributed by MLS Grid
• 1996-07-31 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2022): $2,198 · +0.4% YoY. Source: county tax records.