2267 Heritage Dr · Bellefontaine Neighbors, MO 63136

$139,000

3 bd · 1.5 ba · 1,015 sqft · SingleFamily public records · 142 Days on market

Built 1959 7,139 sqft lot $137/sqft · 16% below area Est $166k · 16% 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 +20.7/30.0
• ARV discount +14.9/15.0
• Appreciation +6.9/10.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Investors Delight! Great investment opportunity! Currently tenant occupied producing massive income! Clean and very well maintained home, 2 car garage, tons of updates, gorgeous kitchen with updated appliances, full basement, fenced in back yard. Roof and hot water heater recently replaced. Add this to your rental portfolio.

Key facts

• Updated appliances
• Full basement
• Fenced in back yard

Tags

• UPDATED APPLIANCES
• FENCED IN BACK YARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

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+, schools F, crime F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 38 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 41% 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 ($961 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~4 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 142 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $90k; list at $139k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
6. 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?
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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $166,159
• List price: $139,000
• Delta: -16.35%
• 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
2252 Luxmore Dr	0.10mi	3/1.5	986 (-3%)	6mo	$59,000	$60	86
2628 Hadden Dr	0.49mi	3/1.5	1,052 (+4%)	8mo	$189,900	$181	65
2505 Netherton Dr	0.36mi	3/1.5	1,064 (+5%)	12mo	$168,000	$158	65
11100 Landseer Dr	0.37mi	3/2.0	1,116 (+10%)	6mo	$187,000	$168	59
10421 Canfield Dr	0.64mi	3/1.5	1,073 (+6%)	5mo	$154,900	$144	57
10539 Monarch Dr	0.51mi	4/2.5 (+1)	1,073 (+6%)	3mo	$135,000	$126	55
2515 Linnell Dr	0.59mi	2/2.0 (-1)	1,082 (+7%)	1mo	$109,900	$102	54
10501 Baron Dr	0.64mi	3/1.0	888 (-12%)	2mo	$99,000	$111	46
10512 Count Dr	0.66mi	3/1.0	888 (-12%)	4mo	$105,000	$118	43
10432 Baron Dr	0.71mi	3/1.0	925 (-9%)	11mo	$60,000	$65	41
10526 Olney Dr	0.67mi	3/2.0	912 (-10%)	11mo	$155,000	$170	40
2633 Hadden Dr	0.52mi	3/3.0	1,164 (+15%)	7mo	$120,000	$103	39

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: 16.0%
• Equity multiple: 1.96×
• Total profit: $37,495
• Equity at exit: $68,776

10-year hold

• IRR: 18.0%
• Equity multiple: 3.93×
• Total profit: $114,143
• Equity at exit: $111,153

Cash invested: $38,920 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$729
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $188

Break-even live

Break-even rent $1,173

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.09mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.25mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	0.33mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.60mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.61mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.64mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.65mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.77mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.78mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.81mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.82mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.83mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.84mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.85mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	0.88mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.92mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.98mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	43d	3	1.01mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	1.04mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	1.12mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.13mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.16mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	1.16mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	1.16mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.17mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	1.17mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.21mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.22mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.23mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	1.28mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.34mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	1.37mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.37mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	1.39mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.42mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.44mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.49mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $139,000 Active 142 DOM
2. 2026-06-17
   days on market $139,000 Active 141 DOM
3. 2026-06-16
   days on market $139,000 Active 140 DOM
4. 2026-06-15
   days on market $139,000 Active 139 DOM
5. 2026-06-13
   days on market $139,000 Active 137 DOM
6. 2026-06-13
   days on market $139,000 Active 136 DOM
7. 2026-06-09
   days on market $139,000 Active 133 DOM
8. 2026-06-08
   days on market $139,000 Active 132 DOM
9. 2026-06-07
   days on market $139,000 Active 131 DOM
10. 2026-06-05
    days on market $139,000 Active 128 DOM
11. 2026-06-03
    days on market $139,000 Active 127 DOM
12. 2026-06-02
    days on market $139,000 Active 126 DOM
13. 2026-06-01
    days on market $139,000 Active 125 DOM
14. 2026-05-31
    days on market $139,000 Active 124 DOM
15. 2026-02-27
    status Active 329-char remark

    Show marketing remark (329 chars)

    Investors Delight! Great investment opportunity! Currently tenant occupied producing massive income! Clean and very well maintained home, 2 car garage, tons of updates, gorgeous kitchen with updated appliances, full basement, fenced in back yard. Roof and hot water heater recently replaced. Add this to your rental portfolio.

16. 2026-02-16
    historical Active Under Contract 329-char remark

    Show marketing remark (329 chars)

    Investors Delight! Great investment opportunity! Currently tenant occupied producing massive income! Clean and very well maintained home, 2 car garage, tons of updates, gorgeous kitchen with updated appliances, full basement, fenced in back yard. Roof and hot water heater recently replaced. Add this to your rental portfolio.

17. 2026-01-27
    listed $139,000 Active 329-char remark

    Show marketing remark (329 chars)

    Investors Delight! Great investment opportunity! Currently tenant occupied producing massive income! Clean and very well maintained home, 2 car garage, tons of updates, gorgeous kitchen with updated appliances, full basement, fenced in back yard. Roof and hot water heater recently replaced. Add this to your rental portfolio.

18. 2026-01-22
    historical $1,200
19. 2026-01-14
    listed $1,200
20. 2017-07-03
    soldstatus $90,000
21. 2016-11-01
    soldstatus $39,000
22. 2016-10-31
    status Pending 102-char remark

    Show marketing remark (102 chars)

    3 Bedrooms, 1.5 Bath Ranch * Floors will be refinished * Move in condition * House is being sold AS IS

23. 2016-10-27
    soldstatus Closed 102-char remark

    Show marketing remark (102 chars)

    3 Bedrooms, 1.5 Bath Ranch * Floors will be refinished * Move in condition * House is being sold AS IS

24. 2016-10-10
    historical Contingent (No Kickout) 102-char remark

    Show marketing remark (102 chars)

    3 Bedrooms, 1.5 Bath Ranch * Floors will be refinished * Move in condition * House is being sold AS IS

25. 2016-09-09
    listed $46,900 Active 102-char remark

    Show marketing remark (102 chars)

    3 Bedrooms, 1.5 Bath Ranch * Floors will be refinished * Move in condition * House is being sold AS IS

26. 2008-10-22
    soldstatus $37,000
27. 1993-05-19
    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: $1,676 · $140/mo
• Projected year-2 tax: $1,676 · $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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,935
• − Mortgage interest: −$7,786
• − Property taxes: −$1,676
• − Insurance: −$695
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,044
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,255/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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

• 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

+275.7% since first listed

13 events — show timeline

• 2026-02-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-16 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-27 Listed $139,000 MARIS as Distributed by MLS Grid
• 2026-01-22 Rental Removed $1,200 APPFOLIO
• 2026-01-14 Listed for Rent $1,200 APPFOLIO
• 2017-07-03 Sold (Public Records) $90,000 Public Records
• 2016-11-01 Sold (Public Records) $39,000 Public Records
• 2016-10-31 Pending — MARIS as Distributed by MLS Grid
• 2016-10-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-10-10 Contingent — MARIS as Distributed by MLS Grid
• 2016-09-09 Listed $46,900 MARIS as Distributed by MLS Grid
• 2008-10-22 Sold (Public Records) $37,000 Public Records
• 1993-05-19 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2022): $1,676 · +5.6% YoY. Source: county tax records.