10744 Alliance Dr · Dellwood, MO 63136

$110,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 58 Days on market

Built 1963 9,099 sqft lot $118/sqft · 8% below area Est $120k · 8% under ↓ 2% since listing

---

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 +24.2/30.0
• ARV discount +11.2/15.0
• DSCR +7.8/10.0
• Appreciation +6.9/10.0
• 1% rule +6.5/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Here's your chance to add to your portfolio or get started investing with a tenant occupied income producing property.

Key facts

• 9,099 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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-.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 29 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 37% 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 $5k of equity ($761 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 58 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $110k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1963 — 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: 1.15% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (median comp): $119,930
• List price: $110,000
• Delta: -8.28%
• 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
1749 Foley Dr	0.16mi	3/1.0 (+1)	936 (0%)	6mo	$115,000	$123	82
10719 Trask Dr	0.18mi	3/1.0 (+1)	900 (-4%)	3mo	$143,500	$159	78
1716 Atmore Dr	0.29mi	3/1.0 (+1)	950 (+2%)	2mo	$130,000	$137	77
1618 Keelen Dr	0.35mi	3/1.0 (+1)	936 (0%)	3mo	$160,000	$171	76
10615 Trask Dr	0.28mi	3/2.0 (+1)	950 (+2%)	5mo	$160,000	$168	71
10615 Alliance Dr	0.22mi	3/2.0 (+1)	975 (+4%)	3mo	$119,900	$123	71
1515 Beecher Dr	0.42mi	3/1.0 (+1)	936 (0%)	8mo	$120,000	$128	69
1743 Atmore Dr	0.29mi	3/2.0 (+1)	897 (-4%)	6mo	$149,900	$167	66
10515 Alliance Dr	0.37mi	3/1.0 (+1)	1,014 (+8%)	0mo	$112,900	$111	63
10418 Quaker Dr	0.43mi	3/1.5 (+1)	1,014 (+8%)	2mo	$64,900	$64	58
1646 Hudson Rd	0.48mi	3/1.0 (+1)	1,014 (+8%)	2mo	$164,500	$162	57
1923 Nashua Dr	0.65mi	3/1.0 (+1)	1,014 (+8%)	1mo	$149,900	$148	50

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: 18.6%
• Equity multiple: 2.12×
• Total profit: $34,472
• Equity at exit: $54,427

10-year hold

• IRR: 20.3%
• Equity multiple: 4.30×
• Total profit: $101,630
• Equity at exit: $87,963

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$577
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $219

Break-even live

Break-even rent $982

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $282	-5% $251	+0% $219	+5% $188	+10% $157
Rent	-10% $120	-5% $170	+0% $219	+5% $269	+10% $319
Rate	-1.0pp $275	-0.5pp $247	base $219	+0.5pp $191	+1.0pp $162

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	0.63mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.66mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.67mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.84mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.90mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.98mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	1.09mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	44d	3	1.12mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	1.14mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	1.14mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	18d	1	1.19mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	1.19mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	1.20mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	1.26mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.32mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.34mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.38mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.38mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.39mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.39mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.39mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.41mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.42mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.42mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	1.42mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.46mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	1.47mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	1.48mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $110,000 Active 58 DOM
2. 2026-06-18
   days on market $110,000 Active 55 DOM
3. 2026-06-17
   days on market $110,000 Active 54 DOM
4. 2026-06-16
   days on market $110,000 Active 53 DOM
5. 2026-06-15
   days on market $110,000 Active 52 DOM
6. 2026-06-13
   days on market $110,000 Active 50 DOM
7. 2026-06-13
   days on market $110,000 Active 49 DOM
8. 2026-06-09
   days on market $110,000 Active 46 DOM
9. 2026-06-08
   days on market $110,000 Active 45 DOM
10. 2026-06-07
    days on market $110,000 Active 44 DOM
11. 2026-06-05
    days on market $110,000 Active 41 DOM
12. 2026-06-03
    days on market $110,000 Active 40 DOM
13. 2026-06-02
    days on market $110,000 Active 39 DOM
14. 2026-06-01
    days on market $110,000 Active 38 DOM
15. 2026-05-31
    days on market $110,000 Active 37 DOM
16. 2026-04-25
    listed $110,000 Active 118-char remark

    Show marketing remark (118 chars)

    Here's your chance to add to your portfolio or get started investing with a tenant occupied income producing property.

17. 2026-04-23
    historical $110,000 118-char remark

    Show marketing remark (118 chars)

    Here's your chance to add to your portfolio or get started investing with a tenant occupied income producing property.

18. 2025-06-04
    price $83,000
19. 2025-06-04
    price $80,000
20. 2025-05-22
    listed $215,000 Active
21. 2025-05-22
    historical
22. 2022-10-12
    soldstatus $64,000
23. 2022-10-06
    status Pending
24. 2022-10-05
    soldstatus Closed
25. 2022-08-28
    historical Active Under Contract
26. 2022-08-18
    status Active
27. 2022-08-15
    historical
28. 2022-08-14
    listed $80,000 Active
29. 2006-12-12
    soldstatus $112,000

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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 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: $15,117
• − Mortgage interest: −$6,162
• − Property taxes: −$1,836
• − Insurance: −$550
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,200
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,406/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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): 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

-1.8% since first listed

14 events — show timeline

• 2026-04-25 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2025-06-04 Price Changed $83,000 MARIS as Distributed by MLS Grid
• 2025-06-04 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-05-22 Listed $215,000 MARIS as Distributed by MLS Grid
• 2025-05-22 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-10-12 Sold (Public Records) $64,000 Public Records
• 2022-10-06 Pending — MARIS as Distributed by MLS Grid
• 2022-10-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-28 Contingent — MARIS as Distributed by MLS Grid
• 2022-08-18 Relisted — MARIS as Distributed by MLS Grid
• 2022-08-15 Delisted — MARIS as Distributed by MLS Grid
• 2022-08-14 Listed $80,000 MARIS as Distributed by MLS Grid
• 2006-12-12 Sold (Public Records) $112,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $1,836 · +1.3% YoY. Source: county tax records.