1277 Admiral Dr · Bellefontaine Neighbors, MO 63137

$94,900

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 12 Days on market

Built 1954 0.26 ac lot Est $93k · at est.

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Why this score? — see what drove the C+ 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +6.4/15.0
• 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 MLS

ATTENTION INVESTORS AND BARGAIN HUNTERS!!! BETTER MOVE FAST AS THIS HOME WILL NOT LAST!! Come see this 2 bed and 1 bath home, what a terrific find at a Great Price! This home is LOADED with Potential! Bring your Great Ideas and Call It Yours! Home is being sold in "AS IS" condition. One of the largest lots in Bissell Hills. Must allow 48 hours for seller's signatures. Owners have never lived in the home. Seller offering no inspections, repairs, warranties or guarantees. All offers are to be submitted on a Special Sale Contract and accompanied with proof of funds or preapproval letter. Send offers to: [email protected] and direct all calls or texts to: 314-517-8555.

Key facts

• 0.26 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Has garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: No laundry details provided

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 $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $94,900

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: 1.37% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $92,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 Forest Home Dr	0.13mi	3/1.0 (+1)	975 (+3%)	3mo	$114,900	$118	81
9828 Omega Dr	0.39mi	3/1.0 (+1)	988 (+4%)	1mo	$100,000	$101	69
10067 Prince Dr	0.59mi	2/2.0	945 (-0%)	3mo	$25,000	$26	66
9984 Duke Dr	0.61mi	3/1.0 (+1)	960 (+2%)	1mo	$54,000	$56	63
10128 Ashbrook Dr	0.64mi	3/1.0 (+1)	912 (-4%)	1mo	$130,000	$143	59
9742 Wendell Dr	0.49mi	3/1.0 (+1)	1,014 (+7%)	2mo	$69,900	$69	58
10130 Newbold Dr	0.72mi	3/1.0 (+1)	984 (+4%)	2mo	$144,900	$147	53
2442 Gardner Dr	0.42mi	3/2.0 (+1)	1,054 (+11%)	2mo	$59,900	$57	50
9939 Duke Dr	0.59mi	3/1.0 (+1)	1,040 (+10%)	3mo	$102,000	$98	48
10117 Royal Dr	0.72mi	3/1.0 (+1)	864 (-9%)	1mo	$35,000	$41	46
9481 Adler Ave	0.65mi	3/1.0 (+1)	1,046 (+11%)	3mo	$89,900	$86	44
1147 Jolene Dr	0.69mi	3/2.0 (+1)	1,046 (+11%)	1mo	$149,000	$142	40

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: 10.7%
• Equity multiple: 1.44×
• Total profit: $11,747
• Equity at exit: $14,150

10-year hold

• IRR: 22.6%
• Equity multiple: 3.27×
• Total profit: $60,422
• 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: 203
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$498
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $349

Break-even live

Break-even rent $854

Max offer price $94,900

Occupancy floor 68%

Sensitivity live

Price	-10% $403	-5% $376	+0% $349	+5% $322	+10% $296
Rent	-10% $247	-5% $298	+0% $349	+5% $400	+10% $452
Rate	-1.0pp $397	-0.5pp $373	base $349	+0.5pp $325	+1.0pp $300

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
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.36mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	0.42mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.46mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.58mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	0.67mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.69mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.73mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,375	$1.51	0d	1	0.73mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.75mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.75mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.75mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.86mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.88mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	16d	1	0.89mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	0.89mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	45d	1	0.99mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.99mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	1.00mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	45d	1	1.00mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	23d	1	1.03mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	25d	1	1.04mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	1.04mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	1.06mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	45d	1	1.06mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	1.06mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	1.10mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	1.12mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	12d	1	1.13mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	1.13mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.13mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	1.14mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	45d	1	1.15mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	1.16mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	1.16mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	45d	1	1.17mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	1.18mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	1.22mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	1.24mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	16d	1	1.25mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	1.25mi

Listing history 9 events

1. 2026-06-21
   days on market $94,900 Active 12 DOM
2. 2026-06-18
   days on market $94,900 Active 9 DOM
3. 2026-06-17
   days on market $94,900 Active 8 DOM
4. 2026-06-16
   days on market $94,900 Active 7 DOM
5. 2026-06-15
   days on market $94,900 Active 6 DOM
6. 2026-06-13
   days on market $94,900 Active 4 DOM
7. 2026-06-13
   days on market $94,900 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $94,900 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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: $15,548
• − Mortgage interest: −$5,316
• − Property taxes: −$1,646
• − Insurance: −$474
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,761
• Taxable income: $2,864
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,504/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
• City population: 19,684
• 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

+30.9% since first listed

10 events — show timeline

• 2026-06-10 Listed $94,900 MARIS as Distributed by MLS Grid
• 2026-06-09 Coming Soon $94,900 MARIS as Distributed by MLS Grid
• 2021-10-12 Sold (Public Records) $70,000 Public Records
• 2021-10-07 Sold (Public Records) $68,000 Public Records
• 2021-10-05 Pending — MARIS as Distributed by MLS Grid
• 2021-09-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-01 Contingent — MARIS as Distributed by MLS Grid
• 2021-08-31 Listed $72,500 MARIS as Distributed by MLS Grid
• 1995-04-05 Sold (Public Records) — Public Records
• 1995-04-05 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2022): $1,646 · +0.9% YoY. Source: county tax records.