1546 Beecher Dr · Dellwood, MO 63136

$140,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 35 Days on market

Built 1964 8,315 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 +16.6/30.0
• ARV discount +7.7/15.0
• Appreciation +6.9/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Welcome to this charming and well-maintained 3-bedroom home featuring gorgeous hardwood flooring throughout. You'll love the updated kitchen, complete with a gas stove, microwave, dishwasher, and a stainless steel refrigerator-all included! The home offers 1.5 bathrooms, with the main floor bath fully renovated for a modern, clean look. Major updates have already been taken care of for you: AC & Heating System updated in 2017 New windows installed in 2021 New roof added in 2024 Outside, you'll appreciate the convenience of a 2-car attached garage and a welcoming exterior that adds curb appeal and is on a corner lot. This home is truly move-in ready and ideal for anyone looking for com

Key facts

• 8,315 sq ft lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (5.2% below list).
• Recommended offer: $133k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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: Lemasters Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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 (+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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% 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 $6k of equity ($968 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $140k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $132,738 (5.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $140,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 Keelen Dr	0.06mi	3/1.0	936 (-2%)	3mo	$160,000	$171	92
1716 Atmore Dr	0.20mi	3/1.0	950 (0%)	2mo	$130,000	$137	89
10515 Alliance Dr	0.10mi	3/1.0	1,014 (+7%)	0mo	$112,900	$111	84
10418 Quaker Dr	0.09mi	3/1.5	1,014 (+7%)	2mo	$64,900	$64	81
1646 Hudson Rd	0.15mi	3/1.0	1,014 (+7%)	2mo	$164,500	$162	80
10615 Alliance Dr	0.19mi	3/2.0	975 (+3%)	3mo	$119,900	$123	80
10719 Trask Dr	0.48mi	3/1.0	900 (-5%)	3mo	$143,500	$159	66
1923 Nashua Dr	0.54mi	3/1.0	1,014 (+7%)	1mo	$149,900	$148	63
10146 Clairmont Dr	0.68mi	4/1.0 (+1)	970 (+2%)	3mo	$25,000	$26	57
1354 Stein Rd	0.60mi	4/2.0 (+1)	982 (+3%)	2mo	$160,000	$163	56
10257 Dacey Dr	0.65mi	3/1.5	1,014 (+7%)	2mo	$120,000	$118	54
10269 Dacey Dr	0.63mi	4/1.0 (+1)	1,014 (+7%)	1mo	$169,000	$167	54

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: 13.0%
• Equity multiple: 1.79×
• Total profit: $30,858
• Equity at exit: $69,270

10-year hold

• IRR: 15.4%
• Equity multiple: 3.54×
• Total profit: $99,539
• Equity at exit: $111,953

Cash invested: $39,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $84

Break-even live

Break-even rent $1,221

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.28mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	0.31mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.64mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.68mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.87mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.94mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.94mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.97mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.97mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	0.99mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.04mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	1.04mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.05mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.06mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.08mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.09mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	1.09mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	1.12mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.14mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	1.16mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	1.23mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.25mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.27mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.28mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.28mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.30mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	1.33mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.34mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.35mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.36mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.37mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.40mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	1.40mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.42mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	1.42mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.43mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.46mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.48mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	44d	3	1.48mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.49mi

Listing history 5 events

1. 2026-03-04
   status Pending
2. 2026-01-29
   listed $140,000 Active
3. 2026-01-28
   historical $140,000
4. 1997-09-10
   soldstatus $67,000
5. 1993-11-23
   soldstatus $63,900

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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: $15,929
• − Mortgage interest: −$7,842
• − Property taxes: −$2,065
• − Insurance: −$700
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$4,073
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,320/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

• 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

+119.1% since first listed

5 events — show timeline

• 2026-03-04 Pending — MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $140,000 MARIS as Distributed by MLS Grid
• 2026-01-28 Coming Soon $140,000 MARIS as Distributed by MLS Grid
• 1997-09-10 Sold (Public Records) $67,000 Public Records
• 1993-11-23 Sold (Public Records) $63,900 Public Records

Property tax history

+5.8%/yr

Latest (2022): $2,065 · +0.4% YoY. Source: county tax records.