2314 Collett Dr · Moline Acres, MO 63136

$94,900

3 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 40 Days on market

Built 1954 8,960 sqft lot $82/sqft · 8% above area Est $88k · 8% over

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +6.9/10.0
• ARV discount +3.9/15.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Welcome to 2314 Collett Dr, 3 beds, 1 bath. Tremendous Investment opportunity or a great first time buyer property. This one should not need too much work. Close to major highways and public transportation and a park right behind property. Property is being sold as-is. Seller to do no repairs or inspections and disclaims all warranties or representations of any kind or character, express or implied, with respect to the property.

Key facts

• Functional kitchen
• Public road access
• Level lot

Tags

• FUNCTIONAL KITCHEN
• PUBLIC ROAD ACCESS
• PAVED FRONTAGE
• LEVEL LOT
• LOCAL AMENITIES
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space), total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story; House; Private ownership
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built area approximately 1,159 above-grade
• Exterior features: Back yard; No patio or porch

Interior

• Kitchen: Free-standing range
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central air conditioning (electric)
• Interior features: Free-standing range; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#480 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, crime 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: Meadows Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 333 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); 376 active listings in the ZIP; 40 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 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 $4k of equity ($656 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $95k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1954 — 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 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?
5. 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?
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: 1.42% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $87,832
• List price: $94,900
• Delta: 8.05%
• 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
2225 Kerwin Dr	0.19mi	3/1.0	1,135 (-2%)	2mo	$135,900	$120	87
9742 Wendell Dr	0.15mi	3/1.0	1,014 (-12%)	2mo	$69,900	$69	70
2360 Chambers Rd	0.53mi	2/1.0 (-1)	1,168 (+1%)	1mo	$44,900	$38	69
9828 Omega Dr	0.21mi	3/1.0	988 (-15%)	0mo	$100,000	$101	65
2414 Castle Dr	0.34mi	3/1.5	1,054 (-9%)	4mo	$130,000	$123	64
2246 Berwyn Dr	0.27mi	3/1.0	1,014 (-12%)	4mo	$84,900	$84	63
9939 Duke Dr	0.39mi	3/1.0	1,040 (-10%)	3mo	$102,000	$98	62
2442 Gardner Dr	0.46mi	3/2.0	1,054 (-9%)	2mo	$59,900	$57	57
1331 Norchester Dr	0.57mi	3/2.0	1,240 (+7%)	2mo	$209,900	$169	56
2410 Netherwood Dr	0.39mi	3/2.0	1,320 (+14%)	1mo	$85,100	$64	54
9850 Monarch Dr	0.46mi	3/2.0	1,014 (-12%)	2mo	$99,900	$99	52
1250 Admiral Dr	0.63mi	3/2.0	1,287 (+11%)	4mo	$115,000	$89	45

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: 28.0%
• Equity multiple: 2.68×
• Total profit: $44,516
• Equity at exit: $46,955

10-year hold

• IRR: 28.9%
• Equity multiple: 5.56×
• Total profit: $121,104
• Equity at exit: $75,888

Cash invested: $26,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$498
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $413

Break-even live

Break-even rent $821

Max offer price $94,900

Occupancy floor 64%

Sensitivity live

Price	-10% $467	-5% $440	+0% $413	+5% $386	+10% $360
Rent	-10% $307	-5% $360	+0% $413	+5% $466	+10% $520
Rate	-1.0pp $461	-0.5pp $437	base $413	+0.5pp $389	+1.0pp $364

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.13mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.18mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.42mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.43mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	0.54mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.55mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.59mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.74mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.76mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.76mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.79mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.79mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.85mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	0.88mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.89mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.95mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	1.00mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	1.02mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.02mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	1.03mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	1.04mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	1.06mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	1.07mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	1.09mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.13mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	1.13mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	1.15mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	1.15mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	1.15mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	1.17mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	19d	1	1.18mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	1.19mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	1.23mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	45d	1	1.24mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	1.25mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.27mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	1.27mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	45d	1	1.28mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	1.30mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   days on market $94,900 Active 40 DOM
2. 2026-06-18
   days on market $94,900 Active 37 DOM
3. 2026-06-17
   days on market $94,900 Active 36 DOM
4. 2026-06-16
   days on market $94,900 Active 35 DOM
5. 2026-06-15
   days on market $94,900 Active 34 DOM
6. 2026-06-13
   days on market $94,900 Active 32 DOM
7. 2026-06-13
   pricedays on market $94,900 Active 31 DOM
8. 2026-06-09
   days on market $99,900 Active 28 DOM
9. 2026-06-08
   days on market $99,900 Active 27 DOM
10. 2026-06-07
    days on market $99,900 Active 26 DOM
11. 2026-06-05
    days on market $99,900 Active 23 DOM
12. 2026-06-03
    days on market $99,900 Active 22 DOM
13. 2026-06-02
    days on market $99,900 Active 21 DOM
14. 2026-06-01
    days on market $99,900 Active 20 DOM
15. 2026-05-31
    days on market $99,900 Active 19 DOM
16. 2026-05-12
    listed $99,900 Active 932-char remark
17. 2020-07-31
    soldstatus $47,500
18. 2020-06-17
    soldstatus Closed 433-char remark

    Show marketing remark (433 chars)

    Welcome to 2314 Collett Dr, 3 beds, 1 bath. Tremendous Investment opportunity or a great first time buyer property. This one should not need too much work. Close to major highways and public transportation and a park right behind property. Property is being sold as-is. Seller to do no repairs or inspections and disclaims all warranties or representations of any kind or character, express or implied, with respect to the property.

19. 2020-05-27
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Welcome to 2314 Collett Dr, 3 beds, 1 bath. Tremendous Investment opportunity or a great first time buyer property. This one should not need too much work. Close to major highways and public transportation and a park right behind property. Property is being sold as-is. Seller to do no repairs or inspections and disclaims all warranties or representations of any kind or character, express or implied, with respect to the property.

20. 2020-05-14
    listed $46,900 Active 433-char remark

    Show marketing remark (433 chars)

    Welcome to 2314 Collett Dr, 3 beds, 1 bath. Tremendous Investment opportunity or a great first time buyer property. This one should not need too much work. Close to major highways and public transportation and a park right behind property. Property is being sold as-is. Seller to do no repairs or inspections and disclaims all warranties or representations of any kind or character, express or implied, with respect to the property.

21. 2013-03-15
    soldstatus $1,083,000

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,136
• − Mortgage interest: −$5,316
• − Property taxes: −$1,341
• − Insurance: −$474
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,761
• Taxable income: $3,662
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,081/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 — Moline Acres

• Score: 60/100
• State rank: #480
• US rank: #18899

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moline Acres, 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

-91.2% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-07-31 Sold (Public Records) $47,500 Public Records
• 2020-06-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-27 Pending — MARIS as Distributed by MLS Grid
• 2020-05-14 Listed $46,900 MARIS as Distributed by MLS Grid
• 2013-03-15 Sold (Public Records) $1,083,000 Public Records

Property tax history

+7.7%/yr

Latest (2022): $1,341 · +0.3% YoY. Source: county tax records.