9919 Lanier Dr · Moline Acres, MO 63136

$100,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 17 Days on market

Built 1954 7,392 sqft lot Est $116k · 14% 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 +28.8/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

3 Bed | 1 Bath | 1,150 Sq. Ft. Turn-key rental property with current market rent at approximately $1,150/month. Property has passed occupancy inspection and features central air. Great opportunity for investors looking for a cash-flowing rental. Please do not disturb tenant. No showings without an accepted contract.

Key facts

• Occupancy inspection
• Central air
• 7,392 sq ft lot

Tags

• TURN-KEY RENTAL PROPERTY
• CENTRAL AIR
• OCCUPANCY INSPECTION

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions

Exterior

• Parking: Carport (1 space); Driveway; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service: other
• Home design: Single-family residence; One level
• Construction: Brick and wood siding exterior
• Exterior features: Level lot; Lot dimensions approximately 52 x 117 x 71 x 107

Interior

• Kitchen: Includes oven, range, refrigerator
• Bedrooms: Three bedrooms (all on main level)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Oven, Range, Refrigerator; Full basement

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 $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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); 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 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 ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.32% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $116,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Kerwin Dr	0.22mi	3/1.0	1,135 (-1%)	2mo	$135,900	$120	86
2360 Chambers Rd	0.20mi	2/1.0 (-1)	1,168 (+2%)	1mo	$44,900	$38	82
10139 Edgefield Dr	0.56mi	3/2.0	1,140 (-1%)	0mo	$119,900	$105	68
9850 Monarch Dr	0.16mi	3/2.0	1,014 (-12%)	2mo	$99,900	$99	67
9742 Wendell Dr	0.24mi	3/1.0	1,014 (-12%)	2mo	$69,900	$69	67
2442 Gardner Dr	0.29mi	3/2.0	1,054 (-8%)	2mo	$59,900	$57	67
9828 Omega Dr	0.32mi	3/1.0	988 (-14%)	0mo	$100,000	$101	61
10217 Viscount Dr	0.65mi	3/2.0	1,205 (+5%)	2mo	$149,000	$124	56
10231 Monarch Dr	0.63mi	3/2.0	1,073 (-7%)	1mo	$189,999	$177	54
10127 Monarch Dr	0.51mi	3/1.5	1,015 (-12%)	1mo	$155,000	$153	54
2014 Kappel Dr	0.70mi	2/1.0 (-1)	989 (-14%)	2mo	$19,000	$19	38
2410 Netherwood Dr	0.72mi	3/2.0	1,320 (+15%)	1mo	$85,100	$64	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: 24.1%
• Equity multiple: 2.44×
• Total profit: $40,455
• Equity at exit: $49,479

10-year hold

• IRR: 25.3%
• Equity multiple: 5.04×
• Total profit: $113,138
• Equity at exit: $79,966

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$524
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $337

Break-even live

Break-even rent $894

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.09mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.17mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.21mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.30mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.30mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.40mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.41mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.41mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.46mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.48mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.55mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.74mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.74mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.76mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.78mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.79mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.81mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.82mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.86mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.86mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.91mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.91mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.91mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.92mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.93mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	0.94mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.94mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.94mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.96mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.97mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.97mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	0.97mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.00mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.01mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.07mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.09mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	1.13mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	1.13mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.14mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	1.16mi

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 17 DOM
2. 2026-06-17
   days on market $100,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-13
   days on market $100,000 Active 12 DOM
6. 2026-06-13
   days on market $100,000 Active 11 DOM
7. 2026-06-09
   days on market $100,000 Active 8 DOM
8. 2026-06-08
   days on market $100,000 Active 7 DOM
9. 2026-06-07
   days on market $100,000 Active 6 DOM
10. 2026-06-05
    days on market $100,000 Active 3 DOM
11. 2026-06-03
    days on market $100,000 Active 2 DOM
12. 2026-06-02
    remarks 317-char remark
13. 2026-06-02
    listed $100,000 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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: $15,852
• − Mortgage interest: −$5,602
• − Property taxes: −$1,685
• − Insurance: −$500
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,909
• Taxable income: $2,619
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,416/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

+400.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $100,000 MARIS as Distributed by MLS Grid
• 2014-04-01 Sold (Public Records) $25,000 Public Records
• 2014-02-20 Sold (Public Records) $20,000 Public Records
• 1983-11-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2022): $1,685 · +0.3% YoY. Source: county tax records.