10232 Tappan Dr · Bellefontaine Neighbors, MO 63137

$134,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 110 Days on market

Built 1951 6,534 sqft lot Est $127k · 6% over

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Why this score? — see what drove the D+ 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 +22.0/30.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• ARV discount +4.6/15.0
• 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

Wonderful 3 bedroom ranch just waiting for your finishing touch, hardwood floors through the main level, kitchen with lots of cabinets and counter space. Kitchen view overlooking the patio and spacious backyard. Partially finished basement. Close to major highways and public transportation. Property being sold as-is condition seller to make no repairs or pay for any inspections.. All apt. must be schedule thru MLS. ******Minimum earnest money deposit $1,000. required*******

Key facts

• 6,534 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% 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 39% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $60k; list at $135k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $126,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10128 Ashbrook Dr	0.25mi	3/1.0	912 (0%)	0mo	$130,000	$143	88
1236 Bliss Dr	0.26mi	3/1.0	944 (+4%)	0mo	$118,000	$125	82
10307 Seaton Dr	0.28mi	3/1.5	932 (+2%)	1mo	$142,000	$152	80
10505 Ewell Dr	0.43mi	3/1.0	912 (0%)	2mo	$127,000	$139	79
10130 Newbold Dr	0.24mi	3/1.0	984 (+8%)	2mo	$144,900	$147	74
1140 Nectar Dr	0.55mi	3/1.0	912 (0%)	1mo	$135,000	$148	74
1033 Bakewell Dr	0.21mi	2/1.0 (-1)	992 (+9%)	3mo	$99,900	$101	68
10346 Ashbrook	0.19mi	3/1.0	792 (-13%)	1mo	$135,000	$170	68
10505 Druid Dr	0.47mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	59
10066 Dorothy Ave	0.73mi	2/1.0 (-1)	916 (+0%)	1mo	$99,900	$109	59
10522 Byfield Dr	0.45mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	50
1219 Esquire Dr	0.47mi	2/1.0 (-1)	792 (-13%)	1mo	$107,000	$135	50

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,885
• Equity at exit: $20,114

10-year hold

• IRR: 11.2%
• Equity multiple: 2.01×
• Total profit: $38,275
• Equity at exit: $11,664

Cash invested: $37,772 (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 →

ZIP-level market 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$707
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $216

Break-even live

Break-even rent $1,124

Max offer price $134,900

Occupancy floor 80%

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: $33,725
• Closing costs: $4,047
• 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	0.12mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.17mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.19mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.22mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.22mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.26mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.28mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.40mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.44mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.45mi
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
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.61mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.74mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.80mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.86mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.87mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.87mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.89mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.91mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.93mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.93mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.96mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.96mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.96mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.97mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.97mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.02mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	1.06mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	1.09mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.10mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	1.11mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.12mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.14mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	1.15mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.16mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.16mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	1.17mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	1.18mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	1.18mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   price $134,900
3. 2026-03-30
   price $138,900
4. 2026-02-27
   price $139,500
5. 2026-01-09
   listed $139,900 Active
6. 2026-01-07
   historical $139,900
7. 2019-05-31
   soldstatus Closed 484-char remark

   Show marketing remark (484 chars)

   Wonderful 3 bedroom ranch just waiting for your finishing touch, hardwood floors through the main level, kitchen with lots of cabinets and counter space. Kitchen view overlooking the patio and spacious backyard. Partially finished basement. Close to major highways and public transportation. Property being sold as-is condition seller to make no repairs or pay for any inspections.. All apt. must be schedule thru MLS. ******Minimum earnest money deposit $1,000. required*******

8. 2019-05-14
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Wonderful 3 bedroom ranch just waiting for your finishing touch, hardwood floors through the main level, kitchen with lots of cabinets and counter space. Kitchen view overlooking the patio and spacious backyard. Partially finished basement. Close to major highways and public transportation. Property being sold as-is condition seller to make no repairs or pay for any inspections.. All apt. must be schedule thru MLS. ******Minimum earnest money deposit $1,000. required*******

9. 2019-05-07
   price $49,900 484-char remark

   Show marketing remark (484 chars)

   Wonderful 3 bedroom ranch just waiting for your finishing touch, hardwood floors through the main level, kitchen with lots of cabinets and counter space. Kitchen view overlooking the patio and spacious backyard. Partially finished basement. Close to major highways and public transportation. Property being sold as-is condition seller to make no repairs or pay for any inspections.. All apt. must be schedule thru MLS. ******Minimum earnest money deposit $1,000. required*******

10. 2019-04-05
    listed $52,900 Active 484-char remark

    Show marketing remark (484 chars)

    Wonderful 3 bedroom ranch just waiting for your finishing touch, hardwood floors through the main level, kitchen with lots of cabinets and counter space. Kitchen view overlooking the patio and spacious backyard. Partially finished basement. Close to major highways and public transportation. Property being sold as-is condition seller to make no repairs or pay for any inspections.. All apt. must be schedule thru MLS. ******Minimum earnest money deposit $1,000. required*******

11. 2018-06-16
    price $67,500
12. 2018-06-06
    price $70,000
13. 2000-08-02
    soldstatus $59,500
14. 1987-08-01
    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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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: $16,767
• − Mortgage interest: −$7,556
• − Property taxes: −$1,491
• − Insurance: −$674
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,924
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,486/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

+126.7% since first listed

14 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $138,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $139,500 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-01-07 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2019-05-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-05-14 Pending — MARIS as Distributed by MLS Grid
• 2019-05-07 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2019-04-05 Listed $52,900 MARIS as Distributed by MLS Grid
• 2018-06-16 Price Changed $67,500 MARIS as Distributed by MLS Grid
• 2018-06-06 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2000-08-02 Sold (Public Records) $59,500 Public Records
• 1987-08-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2022): $1,491 · +0.9% YoY. Source: county tax records.