9740 Lanier Dr · Moline Acres, MO 63136

$89,500

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 83 Days on market

Built 1955 Est $103k · 13% 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great Investment Opportunity. Ranch style home with 3 bedrooms, 1 bath, fenced yard, garage turned into a utility room.

Key facts

• Garage
• Built 1955
• Listed 83 days

Property features AI

Exterior

• Parking: Attached garage with 1 car space
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available
• Home design: Single-family residence; Residential property; One story
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace in the living room; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% 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); 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 40% 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 ($619 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $90k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.52% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.50%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $102,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9737 Wendell Dr	0.09mi	3/1.0	1,183 (-9%)	4mo	$60,000	$51	77
2225 Kerwin Dr	0.10mi	3/1.0	1,135 (-13%)	2mo	$135,900	$120	73
9922 Lanier Dr	0.19mi	3/1.0	1,159 (-11%)	5mo	$85,000	$73	69
2410 Netherwood Dr	0.54mi	3/2.0	1,320 (+2%)	1mo	$85,100	$64	68
9732 Cambria Dr	0.27mi	4/1.0 (+1)	1,434 (+10%)	2mo	$114,900	$80	64
1331 Norchester Dr	0.54mi	3/2.0	1,240 (-5%)	2mo	$209,900	$169	61
1250 Admiral Dr	0.66mi	3/2.0	1,287 (-1%)	4mo	$115,000	$89	61
2360 Chambers Rd	0.38mi	2/1.0 (-1)	1,168 (-10%)	1mo	$44,900	$38	60
10006 Castle Dr	0.51mi	3/1.0	1,178 (-9%)	5mo	$35,900	$30	57
2568 Dorwood Dr	0.70mi	2/1.0 (-1)	1,336 (+3%)	4mo	$105,000	$79	54
2035 Sun Valley Dr	0.69mi	3/2.0	1,170 (-10%)	4mo	$68,900	$59	43
10139 Edgefield Dr	0.74mi	3/2.0	1,140 (-12%)	0mo	$119,900	$105	41

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: 30.7%
• Equity multiple: 2.83×
• Total profit: $45,957
• Equity at exit: $44,284

10-year hold

• IRR: 31.4%
• Equity multiple: 5.92×
• Total profit: $123,376
• Equity at exit: $71,570

Cash invested: $25,060 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$469
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $449

Break-even live

Break-even rent $792

Max offer price $89,500

Occupancy floor 62%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.04mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.16mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.29mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.41mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.41mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.45mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.52mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.62mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.66mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.92mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.92mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.93mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.94mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.94mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	43d	1	0.96mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	0.97mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.97mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.98mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	1.00mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	1.01mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.02mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	1.03mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.06mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	1.11mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	1.14mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.16mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	1.17mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	23d	1	1.21mi
10331 Ewell Dr Saint Louis, MO	3.0	1.0	1658	$1,540	$0.93	4d	1	1.22mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.23mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.23mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	1.26mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	1.27mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.29mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	1.29mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.30mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.37mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	1.38mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.40mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $89,500 Active 83 DOM
2. 2026-06-17
   days on market $89,500 Active 82 DOM
3. 2026-06-16
   days on market $89,500 Active 81 DOM
4. 2026-06-16
   status $89,500 Active 80 DOM
5. 2026-06-13
   statusdays on market $89,500 Pending 80 DOM
6. 2026-06-09
   days on market $89,500 Active 79 DOM
7. 2026-06-08
   days on market $89,500 Active 78 DOM
8. 2026-06-07
   days on market $89,500 Active 77 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    days on market $89,500 Active 74 DOM
11. 2026-06-03
    days on market $89,500 Active 73 DOM
12. 2026-06-02
    days on market $89,500 Active 72 DOM
13. 2026-06-01
    days on market $89,500 Active 71 DOM
14. 2026-05-31
    days on market $89,500 Active 70 DOM
15. 2026-05-22
    status Active
16. 2026-02-24
    status Pending
17. 2026-02-13
    status Active
18. 2026-01-04
    status Pending
19. 2025-12-13
    price $89,500
20. 2025-11-15
    listed $94,900 Active
21. 2014-05-01
    soldstatus $21,500
22. 2012-05-11
    soldstatus 119-char remark

    Show marketing remark (119 chars)

    Great Investment Opportunity. Ranch style home with 3 bedrooms, 1 bath, fenced yard, garage turned into a utility room.

23. 2012-03-23
    listed $13,000 119-char remark

    Show marketing remark (119 chars)

    Great Investment Opportunity. Ranch style home with 3 bedrooms, 1 bath, fenced yard, garage turned into a utility room.

24. 2005-12-20
    soldstatus $80,000
25. 1996-01-24
    soldstatus $39,325
26. 1995-07-01
    soldstatus
27. 1987-03-01
    soldstatus $40,500

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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: $16,330
• − Mortgage interest: −$5,013
• − Property taxes: −$1,432
• − Insurance: −$448
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,604
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,376/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

+121.0% since first listed

13 events — show timeline

• 2026-05-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-24 Pending — MARIS as Distributed by MLS Grid
• 2026-02-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-04 Pending — MARIS as Distributed by MLS Grid
• 2025-12-13 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2025-11-15 Listed $94,900 MARIS as Distributed by MLS Grid
• 2014-05-01 Sold (Public Records) $21,500 Public Records
• 2012-05-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-03-23 Listed $13,000 MARIS as Distributed by MLS Grid
• 2005-12-20 Sold (Public Records) $80,000 Public Records
• 1996-01-24 Sold (Public Records) $39,325 Public Records
• 1995-07-01 Sold (Public Records) — Public Records
• 1987-03-01 Sold (Public Records) $40,500 Public Records

Property tax history

+1.9%/yr

Latest (2022): $1,432 · +0.3% YoY. Source: county tax records.