10128 Ashbrook Dr · Bellefontaine Neighbors, MO 63137

$130,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 48 Days on market

Built 1954 6,098 sqft lot Est $127k · 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +6.4/15.0
• 1% rule +5.7/10.0
• 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

Nice 3 bed/1 bath ranch. Kitchen features some new cabinets, new counter top, new stainless dishwasher and electric stove. New vinyl flooring in kitchen and bath. Beautiful hardwood floors have been professionally refinished. Sun room off the back porch features shining new vinyl flooring. New 30 year Architectural shingles. Many updates including newer vinyl siding, fascia, thermal windows, garage door, gutters and downspouts. Freshly painted. New 6 panel doors, many new light fixtures. Across street from this nice park. Newer PVC plumbing. Passed Bellefontaine inspection - ready to go! Owners/Sellers are Licensed Real Estate Brokers.

Key facts

• Vinyl sided home
• Wood floors
• Closed in rear porch

Tags

• VINYL SIDED HOME
• CLOSED IN REAR PORCH
• NEW VINYL PLANK FLOORING
• FULL UNFINISHED BASEMENT
• WOOD FLOORS
• DOUBLE PANE INSULATED WINDOWS

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Nearby community features: park, playground, sidewalks, street lights, storm sewer

Exterior

• Parking: Detached garage (1 car) approximately 11 x 20; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Phone available; Natural gas available and connected; Sewer and water connected; Electricity connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Vinyl siding; Architectural shingle roof; Basement: full, unfinished, concrete pour, 8 ft+; Concrete perimeter foundation; Built (year sourced from public records)
• Exterior features: Enclosed glass porch; Patio; Private yard; Chain link fencing; Storm door(s)

Interior

• Kitchen: Includes dishwasher, electric range, refrigerator; Kitchen roughly 12 x 10
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating; Hot water heating; Zoned heating; Central air conditioning; Electric and gas available for cooling; Whole-house fan
• Interior features: Open floorplan; Blinds; Double-pane insulated windows with screens; Tilt-in windows; Dishwasher; Electric range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (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 22d 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 38% 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 $899 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $130k implies a 117% gain — meaningful room to come down on a strong offer.

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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1954 — 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: 1.07% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.8

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	0.00mi	3/1.0	912 (0%)	0mo	$130,000	$143	100
10505 Ewell Dr	0.42mi	3/1.0	912 (0%)	2mo	$127,000	$139	79
1236 Bliss Dr	0.35mi	3/1.0	944 (+4%)	0mo	$118,000	$125	78
10307 Seaton Dr	0.52mi	3/1.5	932 (+2%)	1mo	$142,000	$152	70
1140 Nectar Dr	0.69mi	3/1.0	912 (0%)	1mo	$135,000	$148	67
10130 Newbold Dr	0.43mi	3/1.0	984 (+8%)	2mo	$144,900	$147	66
10346 Ashbrook	0.35mi	3/1.0	792 (-13%)	1mo	$135,000	$170	61
10117 Royal Dr	0.65mi	3/1.0	864 (-5%)	1mo	$35,000	$41	60
9984 Duke Dr	0.74mi	3/1.0	960 (+5%)	1mo	$54,000	$56	56
10505 Druid Dr	0.62mi	3/1.0	1,008 (+10%)	1mo	$115,000	$114	53
10522 Byfield Dr	0.49mi	2/1.0 (-1)	1,038 (+14%)	1mo	$99,900	$96	48
1219 Esquire Dr	0.58mi	2/1.0 (-1)	792 (-13%)	1mo	$107,000	$135	45

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-484
• Equity at exit: $19,383

10-year hold

• IRR: 12.6%
• Equity multiple: 2.16×
• Total profit: $42,345
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$682
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $242

Break-even live

Break-even rent $1,084

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.22mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.26mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.26mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.29mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.30mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.40mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	0.42mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	0.45mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	0.53mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	0.62mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.63mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	0.64mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.67mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.69mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.75mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.76mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.77mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	0.79mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.84mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	0.86mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.87mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.88mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.88mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.91mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.92mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.95mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.97mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.97mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.98mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.98mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.99mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	1.01mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	1.14mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	1.14mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	1.14mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	1.14mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	1.14mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	1.17mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	1.21mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	1.22mi

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-03-14
   listed $130,000 Active
3. 2026-02-06
   historical $1,400
4. 2025-11-08
   listed $1,400
5. 2021-10-20
   soldstatus $60,000
6. 2016-07-15
   soldstatus $50,000
7. 2016-07-13
   soldstatus Closed 669-char remark

   Show marketing remark (669 chars)

   Nice 3 bed/1 bath ranch. Kitchen features some new cabinets, new counter top, new stainless dishwasher and electric stove. New vinyl flooring in kitchen and bath. Beautiful hardwood floors have been professionally refinished. Sun room off the back porch features shining new vinyl flooring. New 30 year Architectural shingles. Many updates including newer vinyl siding, fascia, thermal windows, garage door, gutters and downspouts. Freshly painted. New 6 panel doors, many new light fixtures. Across street from this nice park. Newer PVC plumbing. Passed Bellefontaine inspection - ready to go! Owners/Sellers are Licensed Real Estate Brokers.

8. 2016-06-22
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Nice 3 bed/1 bath ranch. Kitchen features some new cabinets, new counter top, new stainless dishwasher and electric stove. New vinyl flooring in kitchen and bath. Beautiful hardwood floors have been professionally refinished. Sun room off the back porch features shining new vinyl flooring. New 30 year Architectural shingles. Many updates including newer vinyl siding, fascia, thermal windows, garage door, gutters and downspouts. Freshly painted. New 6 panel doors, many new light fixtures. Across street from this nice park. Newer PVC plumbing. Passed Bellefontaine inspection - ready to go! Owners/Sellers are Licensed Real Estate Brokers.

9. 2016-04-21
   historical 669-char remark

   Show marketing remark (669 chars)

   Nice 3 bed/1 bath ranch. Kitchen features some new cabinets, new counter top, new stainless dishwasher and electric stove. New vinyl flooring in kitchen and bath. Beautiful hardwood floors have been professionally refinished. Sun room off the back porch features shining new vinyl flooring. New 30 year Architectural shingles. Many updates including newer vinyl siding, fascia, thermal windows, garage door, gutters and downspouts. Freshly painted. New 6 panel doors, many new light fixtures. Across street from this nice park. Newer PVC plumbing. Passed Bellefontaine inspection - ready to go! Owners/Sellers are Licensed Real Estate Brokers.

10. 2016-04-13
    listed $49,900 Active 669-char remark

    Show marketing remark (669 chars)

    Nice 3 bed/1 bath ranch. Kitchen features some new cabinets, new counter top, new stainless dishwasher and electric stove. New vinyl flooring in kitchen and bath. Beautiful hardwood floors have been professionally refinished. Sun room off the back porch features shining new vinyl flooring. New 30 year Architectural shingles. Many updates including newer vinyl siding, fascia, thermal windows, garage door, gutters and downspouts. Freshly painted. New 6 panel doors, many new light fixtures. Across street from this nice park. Newer PVC plumbing. Passed Bellefontaine inspection - ready to go! Owners/Sellers are Licensed Real Estate Brokers.

11. 1998-03-05
    soldstatus
12. 1967-06-07
    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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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: $16,672
• − Mortgage interest: −$7,282
• − Property taxes: −$1,441
• − Insurance: −$650
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,782
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,695/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

+160.5% since first listed

12 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-03-14 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Rental Removed $1,400 TENANTTURNER2
• 2025-11-08 Listed for Rent $1,400 TENANTTURNER2
• 2021-10-20 Sold (Public Records) $60,000 Public Records
• 2016-07-15 Sold (Public Records) $50,000 Public Records
• 2016-07-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-06-22 Pending — MARIS as Distributed by MLS Grid
• 2016-04-21 Delisted — MARIS as Distributed by MLS Grid
• 2016-04-13 Listed $49,900 MARIS as Distributed by MLS Grid
• 1998-03-05 Sold (Public Records) — Public Records
• 1967-06-07 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2022): $1,441 · +0.9% YoY. Source: county tax records.