10220 Tappan Dr · Bellefontaine Neighbors, MO 63137

$94,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 49 Days on market

Built 1952 6,198 sqft lot $96/sqft · at area comps Est $94k · at est.

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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 +9.0/10.0
• ARV discount +7.1/15.0
• 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

Charming single-story ranch-style home offering comfortable living in a well-established North St. Louis County neighborhood. This detached residence features a functional layout with three bedrooms and a bright main living area designed for everyday convenience. The home includes a practical kitchen setup with essential appliances and easy flow into the living and dining spaces. A full basement provides excellent storage capacity and additional potential for future finishing or expanded living use. Built as a classic mid-century ranch, the property showcases simple, durable construction with a manageable footprint and low-maintenance design. Central air conditioning and forced-air natural

Key facts

• Full basement
• Mid-century ranch
• Functional layout

Tags

• SINGLE-STORY RANCH-STYLE HOME
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN SETUP
• FULL BASEMENT
• EXCELLENT STORAGE CAPACITY
• MID-CENTURY RANCH

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway; Attached 1-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story; House
• Construction: Frame construction; Composition roof; Slab foundation; Built (year per public records)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Includes dishwasher, electric range and refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; Other heating type
• Interior features: Dishwasher; Electric Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $377 ($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 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: Gibson Elem. (math 0% / reading 7%, grade F, #1,097 of 1,115 statewide, top 98%, 429 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 (+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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 37% 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 $656 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1952 — 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: 1.40% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $94,143
• List price: $94,900
• Delta: 0.80%
• 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
1033 Bakewell Dr	0.22mi	2/1.0	992 (0%)	3mo	$99,900	$101	88
10130 Newbold Dr	0.20mi	3/1.0 (+1)	984 (-1%)	2mo	$144,900	$147	83
1236 Bliss Dr	0.30mi	3/1.0 (+1)	944 (-5%)	0mo	$118,000	$125	73
10307 Seaton Dr	0.28mi	3/1.5 (+1)	932 (-6%)	1mo	$142,000	$152	69
10128 Ashbrook Dr	0.27mi	3/1.0 (+1)	912 (-8%)	0mo	$130,000	$143	69
10522 Byfield Dr	0.48mi	2/1.0	1,038 (+5%)	1mo	$99,900	$96	69
10505 Druid Dr	0.49mi	3/1.0 (+1)	1,008 (+2%)	1mo	$115,000	$114	68
1243 Addison Dr	0.24mi	3/1.5 (+1)	912 (-8%)	3mo	$99,900	$110	66
1224 Billings Dr	0.58mi	3/1.0 (+1)	975 (-2%)	3mo	$149,900	$154	62
10505 Ewell Dr	0.47mi	3/1.0 (+1)	912 (-8%)	2mo	$127,000	$139	58
1140 Nectar Dr	0.57mi	3/1.0 (+1)	912 (-8%)	1mo	$135,000	$148	54
10066 Dorothy Ave	0.70mi	2/1.0	916 (-8%)	1mo	$99,900	$109	53

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: 12.4%
• Equity multiple: 1.51×
• Total profit: $13,622
• Equity at exit: $14,150

10-year hold

• IRR: 24.0%
• Equity multiple: 3.44×
• Total profit: $64,801
• Equity at exit: $8,205

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 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$498
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $377

Break-even live

Break-even rent $847

Max offer price $94,900

Occupancy floor 67%

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
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.06mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.24mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.25mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.27mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.27mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.31mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.34mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.35mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.48mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.49mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.50mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.52mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.62mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.71mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.73mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.88mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.88mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.88mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.90mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.91mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.91mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.92mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.93mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.95mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.96mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.96mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.97mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	1.03mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.04mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	1.04mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	1.06mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	43d	1	1.07mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.11mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.11mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.14mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.14mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.14mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	1.15mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.16mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $94,900 Active 49 DOM
2. 2026-06-17
   days on market $94,900 Active 48 DOM
3. 2026-06-16
   days on market $94,900 Active 47 DOM
4. 2026-06-15
   days on market $94,900 Active 46 DOM
5. 2026-06-13
   days on market $94,900 Active 44 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 43 DOM
7. 2026-06-09
   days on market $104,900 Active 40 DOM
8. 2026-06-08
   days on market $104,900 Active 39 DOM
9. 2026-06-07
   days on market $104,900 Active 38 DOM
10. 2026-06-05
    days on market $104,900 Active 35 DOM
11. 2026-06-03
    days on market $104,900 Active 34 DOM
12. 2026-06-02
    days on market $104,900 Active 33 DOM
13. 2026-06-01
    days on market $104,900 Active 32 DOM
14. 2026-05-31
    days on market $104,900 Active 31 DOM
15. 2026-04-30
    listed $104,900 Active 1137-char remark
16. 2022-07-25
    soldstatus $60,000
17. 2018-11-05
    soldstatus
18. 2011-11-15
    soldstatus $25,000
19. 2005-10-14
    soldstatus
20. 1964-03-14
    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: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,894
• − Mortgage interest: −$5,316
• − Property taxes: −$1,585
• − Insurance: −$474
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,761
• Taxable income: $3,215
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,753/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
• 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

+279.6% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $104,900 MARIS as Distributed by MLS Grid
• 2022-07-25 Sold (Public Records) $60,000 Public Records
• 2018-11-05 Sold (Public Records) — Public Records
• 2011-11-15 Sold (Public Records) $25,000 Public Records
• 2005-10-14 Sold (Public Records) — Public Records
• 1964-03-14 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2022): $1,585 · +0.9% YoY. Source: county tax records.