10312 Seaton Dr · Bellefontaine Neighbors, MO 63137

$139,900

4 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 3 Days on market

Built 1955 10,001 sqft lot Est $141k · 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 +22.2/30.0
• ARV discount +7.7/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 bedroom, 2 bath brick ranch offering nearly 1,500 sq ft on the main level! This well-maintained home features a desirable family room addition and private primary bedroom suite with convenient half bath. Hardwood flooring flows through the living room, dining room, hallway, and three bedrooms. The eat-in kitchen opens to the inviting family room—perfect for everyday living and entertaining. The partially finished lower level expands your living space with a rec room, bar area, plus plenty of storage and a dedicated laundry area. Step outside to enjoy the large fenced yard complete with a spacious patio and garden areas—ideal for relaxing or hosting gatherings. A 1-car

Key facts

• 0.23 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Driveway; Attached garage that faces the front (1 garage space, total parking for 1 vehicle)
• Utilities: Public water; Public sewer; Electricity provided by Ameren; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level; House
• Construction: Brick construction
• Exterior features: Front porch; Patio; Chain link fencing; Near public transit

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning; Attic fan
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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+, crime F, amenities 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.
• Zoned schools: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $139,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $140,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10312 Seaton Dr	0.00mi	4/1.5	1,495 (0%)	1mo	$139,900	$94	97
10454 Coburg Lands Dr	0.22mi	3/1.0 (-1)	1,477 (-1%)	2mo	$139,400	$94	77
10232 Tappan Dr	0.30mi	3/1.0 (-1)	1,504 (+1%)	1mo	$134,900	$90	75
10300 Toelle Ln	0.41mi	3/2.0 (-1)	1,423 (-5%)	2mo	$125,000	$88	66
10240 Toelle Ln	0.41mi	3/2.0 (-1)	1,424 (-5%)	3mo	$150,000	$105	65
10537 Repose Dr	0.35mi	3/1.0 (-1)	1,446 (-3%)	7mo	$139,900	$97	63
10201 Mccartney Ln	0.59mi	3/2.0 (-1)	1,504 (+1%)	6mo	$110,900	$74	62
10519 Repose Dr	0.32mi	3/1.0 (-1)	1,592 (+6%)	7mo	$29,900	$19	59
808 Bella Ln	0.37mi	4/2.0	1,300 (-13%)	2mo	$104,900	$81	59
10409 Gardo Ct	0.62mi	3/2.5 (-1)	1,300 (-13%)	5mo	$149,900	$115	38
1422 Akron Dr	0.62mi	3/1.0 (-1)	1,663 (+11%)	7mo	$150,000	$90	38
1443 Attica Dr	0.68mi	3/1.0 (-1)	1,302 (-13%)	3mo	$159,600	$123	35

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,416
• Equity at exit: $20,860

10-year hold

• IRR: 11.7%
• Equity multiple: 2.07×
• Total profit: $42,035
• Equity at exit: $12,096

Cash invested: $39,172 (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 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$734
• Tax from tax record: −$192 /mo · $2,304/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $227

Break-even live

Break-even rent $1,245

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.05mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.15mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.19mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.27mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.29mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.35mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.36mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	0.36mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.36mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	21d	1	0.42mi
10331 Ewell Dr Saint Louis, MO	3.0	1.0	1658	$1,540	$0.93	3d	1	0.46mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.58mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.59mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.59mi
10201 McCartney Ln Saint Louis, MO	3.0	2.0	1504	$1,565	$1.04	16d	1	0.60mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.67mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.69mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.72mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	0.74mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.75mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	0.86mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.88mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	4d	1	0.91mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	7d	1	0.91mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.91mi
10409 Renfrew Dr Saint Louis, MO	3.0	1.0	1644	$1,250	$0.76	23d	1	0.91mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.92mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.97mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.99mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.00mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	1.01mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	1.01mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	43d	1	1.05mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	1.11mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.12mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	1.13mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	1.15mi
368 Cameron Rd Saint Louis, MO	4.0	1.0	1628	$1,580	$0.97	43d	1	1.18mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	1.19mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	1.21mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $139,900 Active
3. 2026-04-17
   historical $139,900
4. 2002-12-18
   soldstatus $79,900
5. 1997-02-20
   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: $2,304 · $192/mo
• Projected year-2 tax: $2,304 · $192/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,400
• − Mortgage interest: −$7,837
• − Property taxes: −$2,304
• − Insurance: −$700
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,070
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,598/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

• Census place: Bellefontaine Neighbors, MO
• County: Saint Louis County · 888,823 people
• City population: 19,684
• Metro: St. Louis, MO-IL
• Population (ZIP): 19,684
• Household income: $43,422
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1863.0

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 (82%)
• Race & ethnicity: Black 82% White 13% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 1%

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: ▼ -96.70%
• Current HPI: 130.6765
• Rent YoY: ▲ 6.59%
• 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

+75.1% since first listed

5 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2002-12-18 Sold (Public Records) $79,900 Public Records
• 1997-02-20 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2022): $2,304 · +0.9% YoY. Source: county tax records.