10 Della Dr · Murphy, MO 63026

$275,000

3 bd · 1.0 ba · 1,104 sqft · Other public records · 6 Days on market

Built 1965 0.50 ac lot

---

Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to 10 Della Drive—a thoughtfully renovated 3-bedroom, 2-bath ranch on a level half-acre lot offering quality finishes and comfortable, classic spaces. Renovated by its previously owner and meticulously maintained since 2021, this home reflects true pride of ownership and a consistent level of care that is immediately felt throughout. The fully renovated kitchen is designed for everyday living and easy entertaining, offering shaker cabinetry, stainless steel appliances, and generous counter space for cooking, baking, and gathering together. The bathrooms have been beautifully refreshed with classic finishes. Beautiful tile work enhances the main bath, paired with a shimmer

Key facts

• 0.5 acre lot
• Parking
• Built 1965

Property features AI

Finance

• Other: Living area reported as 1,766 (estimated) with 1,104 above grade and 662 below grade finished

Exterior

• Parking: Additional parking and off-street parking; Attached carport (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One level; Residential property
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Built year per public records
• Exterior features: Back yard fencing; Panel and sliding doors; Level lot

Interior

• Kitchen: Stainless steel appliances; Breakfast room/area; Breakfast bar; Pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Crown molding; Laminate countertops; Pantry; Stainless steel appliances
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $-48 ($-580/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (25.5% below list).
• Recommended offer: $205k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Murphy — 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 60/100 on livability (#461 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Murphy Elem. (math 47% / reading 42%, grade F, #413 of 1,115 statewide, top 42%, 463 students, 48% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $204,761 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-37,566
• Equity at exit: $41,003

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $8,958
• Equity at exit: $23,777

Cash invested: $77,000 (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 63026

• Rents YoY: 7.7%
• Active inventory: 150
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-48

Break-even live

Break-even rent $2,109

Max offer price $266,464

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $30	+0% $-48	+5% $-126	+10% $-204
Rent	-10% $-210	-5% $-129	+0% $-48	+5% $33	+10% $113
Rate	-1.0pp $90	-0.5pp $22	base $-48	+0.5pp $-120	+1.0pp $-192

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Clay Creek Trl Fenton, MO	1.0–2.0	1.0–2.0	1071	$2,081	$1.94	0d	17	0.58mi
63 Patricia Pl Fenton, MO	3.0	1.0	1091	$1,995	$1.83	12d	1	1.08mi

Listing history 5 events

1. 2026-05-20
   listed $275,000 Active
2. 2026-05-18
   historical $275,000
3. 2021-06-09
   soldstatus
4. 2017-04-06
   soldstatus
5. 2003-02-04
   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: $1,311 · $109/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$1,357/yr (+$113/mo · 103.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,571
• − Mortgage interest: −$15,404
• − Property taxes: −$1,311
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$8,000
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $728/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — Murphy

• Score: 60/100
• State rank: #461
• US rank: #18506

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphy, MO
• County: Jefferson County · 108,544 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 45,354
• Household income: $97,553
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 513.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.59%
• Current HPI: 211.8944
• Rent YoY: ▲ 7.72%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $275,000 MARIS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $275,000 MARIS as Distributed by MLS Grid
• 2021-06-09 Sold (Public Records) — Public Records
• 2017-04-06 Sold (Public Records) — Public Records
• 2003-02-04 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,311 · +6.8% YoY. Source: county tax records.