9 S Floridale Dr · Dellwood, MO 63135

$122,755

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 34 Days on market

Built 1952 0.26 ac lot $111/sqft · at area comps Est $120k · at est.

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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 +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +6.5/15.0
• 1% rule +5.5/10.0
• 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

Dellwood, Great neighborhood, approximately 70% Owenr Occupied Street with a lot of owner pride on this street and super friendly neighbors! Check out this all-Brick Ranch, 1 car garage, fenced yard, updated home, with a huge private backyard with NO REAR NEIGHBORS! Hang out in the massive Sunroom to enjoy your morning coffee or evenings relaxing away all the day's cares. 3 bedrooms, 1 bath on main level, Updated Kitchen, Open Floorplan, Full unfinished basement with newer Furnace, Newer Roof, New Flooring, New Paint, New Blinds, Newer Cabinets, New Shower Surround and New Shower Doors, New Toilet, New Vanity, New Interior Doors. this home is ready for you to bring your furniture and star

Key facts

• 0.26 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Living area reported as 1,110 (assessor)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One-story house; Entry level on main floor; Brick construction
• Construction: Brick construction; Composition roof; Basement: concrete, unfinished; House structure
• Exterior features: Private yard; Rear porch with glass enclosure; Rain gutters; Back yard chain-link fencing; Adjoins open ground and wooded area; Gentle sloping lot; Private lot setting; City street frontage

Interior

• Kitchen: Disposal; Microwave; Free-standing range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating with natural gas; Central electric air conditioning
• Interior features: Open floorplan; Special millwork; Blinds on windows; Living room wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 10.4% in Dellwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 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); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $848 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $119,072 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1952 — 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 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?
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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $120,000
• List price: $122,755
• Delta: 2.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 S Dellwood Ave	0.29mi	2/1.0	1,086 (-2%)	2mo	$98,900	$91	82
9863 Eastdell Dr	0.37mi	3/1.0 (+1)	1,126 (+1%)	1mo	$139,900	$124	74
1102 Thatcher Ave	0.45mi	2/1.0	1,202 (+8%)	2mo	$145,000	$121	64
9866 Dennis Dr	0.40mi	3/1.0 (+1)	1,032 (-7%)	3mo	$124,900	$121	62
1523 Fir Dr	0.60mi	3/1.0 (+1)	1,144 (+3%)	2mo	$45,000	$39	60
100 Florwood Ct	0.46mi	3/1.0 (+1)	1,004 (-10%)	3mo	$79,900	$80	55
125 Forestwood Dr	0.59mi	3/1.0 (+1)	1,032 (-7%)	3mo	$77,900	$75	53
1007 Hutton Pl	0.55mi	2/2.0	1,214 (+9%)	2mo	$36,000	$30	53
10201 Doane Dr	0.58mi	3/1.5 (+1)	1,014 (-9%)	4mo	$125,000	$123	48
1719 Newhall Ct	0.57mi	3/1.0 (+1)	975 (-12%)	0mo	$120,000	$123	48
9871 Medford Dr	0.51mi	3/1.0 (+1)	950 (-14%)	2mo	$124,900	$131	46
1646 Hudson Rd	0.74mi	3/1.0 (+1)	1,014 (-9%)	2mo	$164,500	$162	44

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,358
• Equity at exit: $18,303

10-year hold

• IRR: 12.7%
• Equity multiple: 2.25×
• Total profit: $42,899
• Equity at exit: $10,614

Cash invested: $34,371 (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: 162
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$644
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $168

Break-even live

Break-even rent $1,081

Max offer price $122,755

Occupancy floor 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: $30,689
• Closing costs: $3,683
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.36mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.44mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.45mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.45mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.47mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	0.50mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.56mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.57mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.57mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.59mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.62mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.64mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.69mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.69mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	0.71mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.73mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.76mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.77mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.77mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.79mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.83mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.84mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.92mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.92mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.94mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.94mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.96mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.98mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.00mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.01mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	1.03mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	1.03mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	1.03mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.05mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.05mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.08mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.12mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	1.17mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.24mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $122,755 Active 34 DOM
2. 2026-06-17
   days on market $122,755 Active 33 DOM
3. 2026-06-16
   days on market $122,755 Active 32 DOM
4. 2026-06-15
   days on market $122,755 Active 31 DOM
5. 2026-06-13
   pricedays on market $122,755 Active 29 DOM
6. 2026-06-13
   days on market $129,900 Active 28 DOM
7. 2026-06-09
   days on market $129,900 Active 25 DOM
8. 2026-06-08
   days on market $129,900 Active 24 DOM
9. 2026-06-07
   days on market $129,900 Active 23 DOM
10. 2026-06-05
    days on market $129,900 Active 20 DOM
11. 2026-06-03
    days on market $129,900 Active 19 DOM
12. 2026-06-02
    days on market $129,900 Active 18 DOM
13. 2026-06-01
    days on market $129,900 Active 17 DOM
14. 2026-05-31
    days on market $129,900 Active 16 DOM
15. 2026-05-16
    listed $134,900 Active 753-char remark
16. 2026-05-13
    historical $134,900 753-char remark
17. 2025-03-18
    historical
18. 2025-02-21
    listed $89,900 Active
19. 2007-03-07
    soldstatus $89,900
20. 2001-01-03
    soldstatus $57,500
21. 1994-10-12
    soldstatus $47,900
22. 1988-08-01
    soldstatus $56,000
23. 1988-08-01
    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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,522
• − Mortgage interest: −$6,876
• − Property taxes: −$1,913
• − Insurance: −$614
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,571
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,996/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

+119.2% since first listed

11 events — show timeline

• 2026-06-13 Price Changed $122,755 MARIS as Distributed by MLS Grid
• 2026-05-22 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-05-16 Listed $134,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $134,900 MARIS as Distributed by MLS Grid
• 2025-03-18 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-21 Listed $89,900 MARIS as Distributed by MLS Grid
• 2007-03-07 Sold (Public Records) $89,900 Public Records
• 2001-01-03 Sold (Public Records) $57,500 Public Records
• 1994-10-12 Sold (Public Records) $47,900 Public Records
• 1988-08-01 Sold (Public Records) — Public Records
• 1988-08-01 Sold (Public Records) $56,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $1,913 · +0.5% YoY. Source: county tax records.