10125 Crown Point Dr · Dellwood, MO 63136

$65,000

3 bd · 2.0 ba · 852 sqft · SingleFamily public records · 70 Days on market

Built 1955 6,969 sqft lot $76/sqft · 18% below area Est $79k · 18% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Attention investors and rehabbers! Crown Point Dr presents an excellent opportunity to renovate and build equity in a strong rental market. This 3-bedroom, 1-bath property is ready for updates and offers solid upside for investors looking to complete a renovation and maximize value. With ARV potential up to $130,000, this property is ideal for a fix-and-flip or long-term buy-and-hold strategy. Section 8 Fair Market Rent up to $1,495/month and estimated market rents around $1,295/month, offering attractive cash-flow possibilities. Property to be sold as-is. Seller to make no repairs or provide warranties.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 10.4% in Dellwood — 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 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-.
• 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); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
6. 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?
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: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.04%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $79,168
• List price: $65,000
• Delta: -17.90%
• 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
10038 Balboa Dr	0.35mi	3/1.0	864 (+1%)	2mo	$49,900	$58	76
10236 Monarch Dr	0.56mi	3/1.5	850 (-0%)	1mo	$35,000	$41	71
10157 Winkler Dr	0.23mi	2/1.0 (-1)	792 (-7%)	4mo	$60,000	$76	65
9858 Green Valley Dr	0.42mi	3/2.0	936 (+10%)	2mo	$74,900	$80	62
9840 Green Valley Dr	0.47mi	2/1.0 (-1)	816 (-4%)	2mo	$83,000	$102	61
10228 Viscount Dr	0.47mi	3/1.5	925 (+9%)	2mo	$155,000	$168	60
1829 Chambers Rd	0.51mi	2/1.0 (-1)	816 (-4%)	1mo	$34,900	$43	59
2042 Kappel Dr	0.60mi	2/1.0 (-1)	828 (-3%)	1mo	$49,900	$60	58
10146 Clairmont Dr	0.44mi	4/1.0 (+1)	970 (+14%)	3mo	$25,000	$26	45
10035 Clairmont Dr	0.50mi	2/1.0 (-1)	735 (-14%)	1mo	$74,900	$102	44
9800 Tullamoor Dr	0.60mi	2/1.0 (-1)	952 (+12%)	5mo	$129,000	$136	40
1719 Newhall Ct	0.74mi	3/1.0	975 (+14%)	0mo	$120,000	$123	37

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: 44.5%
• Equity multiple: 3.64×
• Total profit: $47,974
• Equity at exit: $32,161

10-year hold

• IRR: 44.5%
• Equity multiple: 7.75×
• Total profit: $122,769
• Equity at exit: $51,978

Cash invested: $18,200 (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: 372
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$341
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $547

Break-even live

Break-even rent $571

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.03mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.10mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.10mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.19mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.22mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.35mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.40mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.56mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.57mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.59mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.59mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.61mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.62mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.66mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.72mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.72mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.73mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.75mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.77mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.77mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.77mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.78mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.80mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.83mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.83mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.83mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.84mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.84mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.89mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.93mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.93mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.95mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.96mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.96mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	0.97mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.99mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.99mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	1.06mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.07mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.08mi

Listing history 19 events

1. 2026-05-31
   days on market $65,000 Active 70 DOM
2. 2026-04-17
   price $65,000 611-char remark

   Show marketing remark (611 chars)

   Attention investors and rehabbers! Crown Point Dr presents an excellent opportunity to renovate and build equity in a strong rental market. This 3-bedroom, 1-bath property is ready for updates and offers solid upside for investors looking to complete a renovation and maximize value. With ARV potential up to $130,000, this property is ideal for a fix-and-flip or long-term buy-and-hold strategy. Section 8 Fair Market Rent up to $1,495/month and estimated market rents around $1,295/month, offering attractive cash-flow possibilities. Property to be sold as-is. Seller to make no repairs or provide warranties.

3. 2026-03-31
   status Active 611-char remark

   Show marketing remark (611 chars)

   Attention investors and rehabbers! Crown Point Dr presents an excellent opportunity to renovate and build equity in a strong rental market. This 3-bedroom, 1-bath property is ready for updates and offers solid upside for investors looking to complete a renovation and maximize value. With ARV potential up to $130,000, this property is ideal for a fix-and-flip or long-term buy-and-hold strategy. Section 8 Fair Market Rent up to $1,495/month and estimated market rents around $1,295/month, offering attractive cash-flow possibilities. Property to be sold as-is. Seller to make no repairs or provide warranties.

4. 2026-03-25
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Attention investors and rehabbers! Crown Point Dr presents an excellent opportunity to renovate and build equity in a strong rental market. This 3-bedroom, 1-bath property is ready for updates and offers solid upside for investors looking to complete a renovation and maximize value. With ARV potential up to $130,000, this property is ideal for a fix-and-flip or long-term buy-and-hold strategy. Section 8 Fair Market Rent up to $1,495/month and estimated market rents around $1,295/month, offering attractive cash-flow possibilities. Property to be sold as-is. Seller to make no repairs or provide warranties.

5. 2026-03-16
   listed $70,000 Active 611-char remark

   Show marketing remark (611 chars)

   Attention investors and rehabbers! Crown Point Dr presents an excellent opportunity to renovate and build equity in a strong rental market. This 3-bedroom, 1-bath property is ready for updates and offers solid upside for investors looking to complete a renovation and maximize value. With ARV potential up to $130,000, this property is ideal for a fix-and-flip or long-term buy-and-hold strategy. Section 8 Fair Market Rent up to $1,495/month and estimated market rents around $1,295/month, offering attractive cash-flow possibilities. Property to be sold as-is. Seller to make no repairs or provide warranties.

6. 2026-01-10
   status Pending
7. 2026-01-01
   price $79,500
8. 2025-12-26
   status Active
9. 2025-12-13
   status Pending
10. 2025-11-09
    listed $84,900 Active
11. 2022-04-06
    soldstatus $74,000
12. 2018-11-26
    soldstatus
13. 2017-08-07
    soldstatus $1,610,464
14. 2015-09-01
    soldstatus $15,382,732
15. 2013-09-25
    soldstatus $20,000
16. 2013-09-16
    soldstatus
17. 2013-06-26
    listed $23,500
18. 2009-02-25
    soldstatus $15,000
19. 2004-03-24
    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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,149
• − Mortgage interest: −$3,641
• − Property taxes: −$993
• − Insurance: −$325
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,891
• Taxable income: $5,875
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $5,149/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 — 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

• County: Saint Louis County · 888,823 people
• City population: 18,381
• 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

+333.3% since first listed

18 events — show timeline

• 2026-04-17 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-25 Pending — MARIS as Distributed by MLS Grid
• 2026-03-16 Listed $70,000 MARIS as Distributed by MLS Grid
• 2026-01-10 Pending — MARIS as Distributed by MLS Grid
• 2026-01-01 Price Changed $79,500 MARIS as Distributed by MLS Grid
• 2025-12-26 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-13 Pending — MARIS as Distributed by MLS Grid
• 2025-11-09 Listed $84,900 MARIS as Distributed by MLS Grid
• 2022-04-06 Sold (Public Records) $74,000 Public Records
• 2018-11-26 Sold (Public Records) — Public Records
• 2017-08-07 Sold (Public Records) $1,610,464 Public Records
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2013-09-25 Sold (Public Records) $20,000 Public Records
• 2013-09-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-06-26 Listed $23,500 MARIS as Distributed by MLS Grid
• 2009-02-25 Sold (Public Records) $15,000 Public Records
• 2004-03-24 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2022): $993 · +0.4% YoY. Source: county tax records.