9857 Dennis Dr · Saint Louis, MO 63136

$84,900

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 98 Days on market

Built 1950 Good condition 7,501 sqft lot $82/sqft · 32% below area Est $124k · 32% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +6.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Check out this remodeled three-bedroom; one-bathroom single family home. This home sits on a slab but has plenty of square footage for storage. This house has been freshly painted all neutral colors ready for your decorative touches. Brand new vinyl plank flooring, new shower surround, kitchen cabinets have been painted, and brand new kitchen counter-top. This property is ready for either an owner-occupant or would be a great additional to a rental portfolio. Call today to schedule a showing! Kitchen appliances will be provided prior to closing.

Key facts

• Remodeled
• Freshly painted
• New shower surround

Tags

• REMODELED
• FRESHLY PAINTED
• VINYL PLANK FLOORING
• NEW SHOWER SURROUND
• KITCHEN CABINETS PAINTED
• NEW KITCHEN COUNTER-TOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.8% in Saint Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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: Moline Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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); 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 36% 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 ($587 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.43% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $124,285
• List price: $84,900
• Delta: -31.69%
• 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
9819 Vickie Pl	0.13mi	3/1.0 (+1)	1,032 (0%)	2mo	$87,000	$84	88
9825 Dennis Dr	0.09mi	3/2.0 (+1)	1,032 (0%)	1mo	$125,000	$121	86
9813 Dennis Dr	0.12mi	3/1.0 (+1)	936 (-9%)	2mo	$85,000	$91	72
1377 Heydt Ave	0.44mi	2/1.0	988 (-4%)	0mo	$115,000	$116	72
63 S Dellwood Ave	0.42mi	2/2.0	988 (-4%)	1mo	$64,900	$66	69
9925 Glen Owen Dr	0.37mi	3/1.5 (+1)	996 (-4%)	2mo	$84,900	$85	68
1363 Kroeger Dr	0.57mi	2/1.0	944 (-8%)	0mo	$115,000	$122	59
33 S Dellwood Ave	0.38mi	3/1.0 (+1)	1,176 (+14%)	2mo	$104,900	$89	52
9738 Scottdale Dr	0.40mi	3/2.0 (+1)	912 (-12%)	2mo	$61,500	$67	51
9855 Green Valley Dr	0.70mi	3/1.0 (+1)	1,104 (+7%)	2mo	$95,000	$86	49
315 S Dellwood Dr	0.62mi	2/1.0	900 (-13%)	2mo	$62,700	$70	48
1688 Maldon Ln	0.57mi	3/1.0 (+1)	912 (-12%)	2mo	$109,900	$121	48

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: 29.7%
• Equity multiple: 2.77×
• Total profit: $42,110
• Equity at exit: $42,008

10-year hold

• IRR: 30.4%
• Equity multiple: 5.77×
• Total profit: $113,323
• Equity at exit: $67,891

Cash invested: $23,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 87 active · 73 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $89,000 ($94/sqft)
• Median days on market: 84 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +27.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 583
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $405

Break-even live

Break-even rent $705

Max offer price $84,900

Occupancy floor 62%

Sensitivity live

Price	-10% $453	-5% $429	+0% $405	+5% $381	+10% $357
Rent	-10% $309	-5% $357	+0% $405	+5% $453	+10% $502
Rate	-1.0pp $448	-0.5pp $427	base $405	+0.5pp $383	+1.0pp $361

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	139d	1	0.00mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	94d	1	0.03mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	108d	1	0.03mi
9859 Vickie Pl Saint Louis, MO	2.0	1.0	792	$1,075	$1.36	10d	1	0.04mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	139d	1	0.13mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	139d	1	0.16mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	139d	1	0.18mi
1658 Kappel Dr Saint Louis, MO	3.0	1.0	912	$1,200	$1.32	40d	1	0.23mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	139d	1	0.25mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	119d	1	0.29mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	139d	1	0.32mi
10032 Neville Walk Unit 10016C St. Louis, MO	1.0	1.0	720	$855	$1.19	94d	1	0.32mi
10030 Bon Oak Dr Saint Louis, MO	2.0	1.0	936	$1,195	$1.28	6d	1	0.38mi
10030 Bon Oak Dr Saint Louis, MO	2.0	1.0	936	$1,195	$1.28	7d	1	0.38mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,223	$1.16	87d	1	0.38mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	119d	1	0.41mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	139d	1	0.54mi
10024 Mayfair Dr Saint Louis, MO	2.0	1.0	846	$1,000	$1.18	6d	1	0.58mi
1209 Chambers Rd Unit 1209-C Ferguson, MO	2.0	1.0	824	$795	$0.96	10d	1	0.60mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	103d	1	0.64mi
3047 Canfield Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	10d	1	0.64mi
226 Argent Ave Saint Louis, MO	2.0	1.0	864	$1,150	$1.33	40d	1	0.64mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	139d	1	0.64mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	94d	1	0.64mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	139d	1	0.64mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$950	$1.35	7d	4	0.65mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	119d	1	0.66mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	857	$1,100	$1.28	10d	1	0.68mi
38 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,395	$1.45	40d	1	0.68mi
38 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,395	$1.45	60d	1	0.68mi
59 Fenwick Dr Saint Louis, MO	2.0	1.0	840	$995	$1.18	10d	1	0.68mi
1113 Highmont Dr Saint Louis, MO	3.0	1.0	960	$1,395	$1.45	40d	1	0.72mi
10220 Doane Dr Saint Louis, MO	3.0	1.0	1014	$1,300	$1.28	56d	1	0.72mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	139d	1	0.74mi
10124 Winkler Dr Saint Louis, MO	3.0	1.0	792	$1,400	$1.77	75d	1	0.76mi
1031 Highmont Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	78d	1	0.77mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,275	$1.42	77d	1	0.77mi
9219 Ellison Dr Saint Louis, MO	3.0	1.0	936	$1,295	$1.38	86d	1	0.79mi
9219 Ellison Dr Saint Louis, MO	3.0	1.0	936	$1,295	$1.38	88d	1	0.79mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	139d	1	0.80mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerSingle-phase electricElectricity and natural gas available and connected
• Home design: Single-family residenceOne level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Forced air heatingCentral air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $84,900 Active 98 DOM
2. 2026-09-23
   days on market $84,900 Active 97 DOM
3. 2026-09-22
   days on market $84,900 Active 96 DOM
4. 2026-09-21
   days on market $84,900 Active 95 DOM
5. 2026-09-20
   days on market $84,900 Active 94 DOM
6. 2026-09-19
   days on market $84,900 Active 93 DOM
7. 2026-09-18
   days on market $84,900 Active 92 DOM
8. 2026-09-17
   days on market $84,900 Active 91 DOM
9. 2026-09-16
   days on market $84,900 Active 90 DOM
10. 2026-09-15
    days on market $84,900 Active 89 DOM
11. 2026-09-14
    days on market $84,900 Active 88 DOM
12. 2026-09-13
    days on market $84,900 Active 87 DOM
13. 2026-09-12
    days on market $84,900 Active 86 DOM
14. 2026-09-11
    days on market $84,900 Active 85 DOM
15. 2026-09-05
    days on market $84,900 Active 79 DOM
16. 2026-09-04
    days on market $84,900 Active 78 DOM
17. 2026-09-03
    days on market $84,900 Active 77 DOM
18. 2026-08-31
    days on market $84,900 Active 74 DOM
19. 2026-08-30
    days on market $84,900 Active 73 DOM
20. 2026-08-29
    days on market $84,900 Active 72 DOM
21. 2026-08-28
    days on market $84,900 Active 71 DOM
22. 2026-08-27
    days on market $84,900 Active 70 DOM
23. 2026-08-25
    days on market $84,900 Active 68 DOM
24. 2026-08-24
    days on market $84,900 Active 67 DOM
25. 2026-08-23
    days on market $84,900 Active 66 DOM
26. 2026-08-22
    days on market $84,900 Active 65 DOM
27. 2026-08-21
    days on market $84,900 Active 64 DOM
28. 2026-08-20
    days on market $84,900 Active 63 DOM
29. 2026-08-19
    days on market $84,900 Active 62 DOM
30. 2026-08-18
    days on market $84,900 Active 61 DOM
31. 2026-08-17
    days on market $84,900 Active 60 DOM
32. 2026-08-16
    days on market $84,900 Active 59 DOM
33. 2026-08-15
    days on market $84,900 Active 58 DOM
34. 2026-08-14
    days on market $84,900 Active 57 DOM
35. 2026-08-13
    days on market $84,900 Active 56 DOM
36. 2026-08-12
    days on market $84,900 Active 55 DOM
37. 2026-08-11
    days on market $84,900 Active 54 DOM
38. 2026-08-10
    days on market $84,900 Active 53 DOM
39. 2026-08-09
    days on market $84,900 Active 52 DOM
40. 2026-08-08
    days on market $84,900 Active 51 DOM
41. 2026-08-07
    days on market $84,900 Active 50 DOM
42. 2026-08-06
    days on market $84,900 Active 49 DOM
43. 2026-08-05
    days on market $84,900 Active 48 DOM
44. 2026-08-04
    days on market $84,900 Active 47 DOM
45. 2026-08-03
    days on market $84,900 Active 46 DOM
46. 2026-07-31
    days on market $84,900 Active 43 DOM
47. 2026-07-30
    days on market $84,900 Active 42 DOM
48. 2026-07-30
    days on market $84,900 Active 41 DOM
49. 2026-07-28
    pricedays on market $84,900 Active 40 DOM
50. 2026-07-26
    days on market $89,000 Active 38 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 ≥106°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: $14,613
• − Mortgage interest: −$4,756
• − Property taxes: −$912
• − Insurance: −$424
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,470
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $3,974/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,160–$15,480 screening

This remodeled three-bedroom single-family home is in good condition with new flooring and neutral paint. It's ready for an owner-occupant or rental investment.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Rental Trim and mulch landscaping — Improves curb appeal and tenant satisfaction. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Moline Elem. F MO #1,058/1,115 Nat'l #40,092/41,679 High Riverview Gardens Sr. High F MO #501/521 Nat'l #15,975/17,239

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 — Saint Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Louis County · 1,025,227 people
• City population: 254,015
• 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: 16% of renters

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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%

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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

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewerSingle-phase electricElectricity and natural gas available and connected
• Home design: Single-family residenceOne level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Forced air heatingCentral air conditioning

Price history

+474.2% since first listed

6 events — show timeline

• 2026-06-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-28 Listed $89,000 MARIS as Distributed by MLS Grid
• 2021-12-13 Sold (Public Records) $280,000 Public Records
• 2021-11-16 Sold (Public Records) $220,000 Public Records
• 2018-02-08 Sold (Public Records) $150,000 Public Records
• 2015-03-11 Sold (Public Records) $15,500 Public Records

Property tax history

+1.7%/yr

Latest (2022): $912 · +0.4% YoY. Source: county tax records.