10080 Coburg Lands Dr · Bellefontaine Neighbors, MO 63137

$99,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 14 Days on market

Built 1952 5,998 sqft lot Est $123k · 19% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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 MLS

Take a look at this! Everything has been done! This 3 bedroom, 1 bath, 1 car garage home has been completely updated throughout. Features include new carpeting, new paint, new kitchen, new appliances. The lower level is finished and also has new carpet and new paint. New lighting and new fixtures as well!! This home has passed the city occupancy inspection and is ready for you to move in and enjoy!!

Key facts

• Major roadways
• Private yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PRIVATE YARD
• PUBLIC UTILITIES
• ESTABLISHED NEIGHBORHOOD
• LOCAL AMENITIES
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Living area listed as 912 (per public records); Lot size approximately 0.1377 acres
• Financial info: Lease not considered

Exterior

• Parking: Attached 1-car garage (total parking for 1 vehicle)
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story; House structure
• Construction: Vinyl siding; Composition roof; Slab foundation; Built (year per public records)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Partially finished basement; Other heating system; Central air (electric)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% 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 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 38% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $69k; 45% 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 $99,900

Questions for the listing agent

1. Built in 1952 — 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: 1.39% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $123,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10128 Ashbrook Dr	0.14mi	3/1.0	912 (0%)	1mo	$130,000	$143	93
10505 Ewell Dr	0.56mi	3/1.0	912 (0%)	2mo	$127,000	$139	72
1236 Bliss Dr	0.47mi	3/1.0	944 (+4%)	0mo	$118,000	$125	72
10130 Newbold Dr	0.39mi	3/1.0	984 (+8%)	2mo	$144,900	$147	67
10307 Seaton Dr	0.58mi	3/1.5	932 (+2%)	1mo	$142,000	$152	67
10117 Royal Dr	0.65mi	3/1.0	864 (-5%)	1mo	$35,000	$41	60
9984 Duke Dr	0.70mi	3/1.0	960 (+5%)	1mo	$54,000	$56	58
10346 Ashbrook	0.45mi	3/1.0	792 (-13%)	1mo	$135,000	$170	56
1033 Bakewell Dr	0.51mi	2/1.0 (-1)	992 (+9%)	3mo	$99,900	$101	54
10505 Druid Dr	0.73mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	47
10522 Byfield Dr	0.62mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	42
1219 Esquire Dr	0.71mi	2/1.0 (-1)	792 (-13%)	2mo	$107,000	$135	39

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: 11.8%
• Equity multiple: 1.49×
• Total profit: $13,732
• Equity at exit: $14,895

10-year hold

• IRR: 23.6%
• Equity multiple: 3.39×
• Total profit: $66,892
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$524
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $387

Break-even live

Break-even rent $902

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $444	-5% $416	+0% $387	+5% $359	+10% $331
Rent	-10% $277	-5% $332	+0% $387	+5% $442	+10% $497
Rate	-1.0pp $438	-0.5pp $413	base $387	+0.5pp $362	+1.0pp $335

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.16mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.28mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.31mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.38mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.38mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	0.50mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.53mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	0.53mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	0.60mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.62mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.64mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.69mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	0.73mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.75mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.75mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.78mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.84mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.85mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.85mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.86mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.86mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.87mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	0.88mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.90mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.91mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	0.91mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.94mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.98mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	1.02mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.04mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.07mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	1.08mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.08mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	1.08mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	1.11mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	1.15mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	1.17mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.18mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.18mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	1.18mi

Listing history 11 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   days on market $99,900 Active 9 DOM
6. 2026-06-13
   days on market $99,900 Active 8 DOM
7. 2026-06-09
   days on market $99,900 Active 5 DOM
8. 2026-06-08
   days on market $99,900 Active 4 DOM
9. 2026-06-07
   days on market $99,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $99,900 Active 1 DOM

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/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 (shaded) · 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: $16,707
• − Mortgage interest: −$5,596
• − Property taxes: −$1,763
• − Insurance: −$500
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,906
• Taxable income: $3,269
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $3,865/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

+26.5% since first listed

9 events — show timeline

• 2026-06-04 Listed $99,900 MARIS as Distributed by MLS Grid
• 2018-12-03 Sold (Public Records) $69,000 Public Records
• 2018-11-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-31 Pending — MARIS as Distributed by MLS Grid
• 2018-10-22 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2018-10-08 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2018-09-28 Listed $79,900 MARIS as Distributed by MLS Grid
• 2010-04-01 Sold (Public Records) $79,000 Public Records
• 2008-12-04 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2022): $1,763 · +0.9% YoY. Source: county tax records.