10500 Lilac Ave · Glasgow Village, MO 63137

$105,000

3 bd · 1.5 ba · 932 sqft · SingleFamily public records · 96 Days on market

Built 1959 5,662 sqft lot $113/sqft · 10% above area Est $95k · 10% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.1/5.0
• ARV discount +2.9/15.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not disturb occupants. Great opportunity to acquire a performing single-family rental with built-in income from day one. This property is currently tenant-occupied with a long-term resident paying $1,000/month + utilities, offering immediate and stable cash flow for your portfolio. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

Key facts

• 5,662 sq ft lot
• Built 1959
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#756 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, 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.
• 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 25d 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 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $24k; list at $105k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1959 — 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. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $95,335
• List price: $105,000
• Delta: 10.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10555 Gourock Dr	0.12mi	3/2.0	918 (-2%)	3mo	$120,000	$131	87
10519 Renfrew Dr	0.23mi	3/1.5	982 (+5%)	2mo	$95,000	$97	78
10539 Renfrew Dr	0.23mi	3/1.0	854 (-8%)	2mo	$119,900	$140	71
321 Caithness Rd	0.53mi	3/1.0	902 (-3%)	3mo	$47,700	$53	66
10307 Seaton Dr	0.72mi	3/1.5	932 (0%)	1mo	$142,000	$152	66
10066 Dorothy Ave	0.53mi	2/1.0 (-1)	916 (-2%)	1mo	$99,900	$109	64
534 Alcove Ave	0.44mi	3/1.0	996 (+7%)	3mo	$104,200	$105	63
363 Shepley Dr	0.41mi	3/1.0	854 (-8%)	3mo	$110,000	$129	63
10301 Renfrew Dr	0.46mi	3/1.0	844 (-9%)	3mo	$110,000	$130	58
338 Lancashire Rd	0.42mi	3/1.0	1,063 (+14%)	0mo	$99,000	$93	55
161 Cameron Rd	0.73mi	3/1.0	984 (+6%)	1mo	$105,000	$107	54
240 Shepley Dr	0.62mi	3/1.0	854 (-8%)	3mo	$55,000	$64	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: 11.8%
• Equity multiple: 1.49×
• Total profit: $14,311
• Equity at exit: $15,656

10-year hold

• IRR: 23.4%
• Equity multiple: 3.35×
• Total profit: $69,161
• Equity at exit: $9,078

Cash invested: $29,400 (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: 203
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$551
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $410

Break-even live

Break-even rent $878

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $469	-5% $440	+0% $410	+5% $380	+10% $350
Rent	-10% $299	-5% $355	+0% $410	+5% $465	+10% $520
Rate	-1.0pp $463	-0.5pp $436	base $410	+0.5pp $383	+1.0pp $355

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.02mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.13mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	0.13mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	0.16mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.18mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	0.18mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	0.20mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.24mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	0.29mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.29mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.31mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.34mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.35mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.35mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	45d	1	0.37mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.37mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.37mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.39mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.40mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.40mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.46mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	19d	1	0.46mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.48mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.48mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	0.48mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	0.50mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	3d	1	0.50mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	45d	1	0.50mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.52mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.52mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	45d	1	0.52mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.55mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.58mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.59mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.59mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.60mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.64mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.67mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	45d	1	0.70mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	45d	1	0.71mi

Listing history 27 events

1. 2026-06-21
   days on market $105,000 Active 96 DOM
2. 2026-06-18
   days on market $105,000 Active 93 DOM
3. 2026-06-17
   days on market $105,000 Active 92 DOM
4. 2026-06-16
   days on market $105,000 Active 91 DOM
5. 2026-06-15
   days on market $105,000 Active 90 DOM
6. 2026-06-13
   days on market $105,000 Active 88 DOM
7. 2026-06-13
   days on market $105,000 Active 87 DOM
8. 2026-06-09
   days on market $105,000 Active 84 DOM
9. 2026-06-08
   days on market $105,000 Active 83 DOM
10. 2026-06-07
    days on market $105,000 Active 82 DOM
11. 2026-06-05
    days on market $105,000 Active 79 DOM
12. 2026-06-03
    days on market $105,000 Active 78 DOM
13. 2026-06-02
    days on market $105,000 Active 77 DOM
14. 2026-06-01
    days on market $105,000 Active 76 DOM
15. 2026-05-31
    days on market $105,000 Active 75 DOM
16. 2026-03-17
    listed $105,000 Active 464-char remark

    Show marketing remark (464 chars)

    Do not disturb occupants. Great opportunity to acquire a performing single-family rental with built-in income from day one. This property is currently tenant-occupied with a long-term resident paying $1,000/month + utilities, offering immediate and stable cash flow for your portfolio. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

17. 2026-01-01
    status Active
18. 2025-11-07
    listed $2,000,000 Active
19. 2025-11-04
    historical
20. 2014-02-11
    soldstatus $24,500
21. 2014-02-07
    soldstatus
22. 2014-01-14
    listed $20,000
23. 2014-01-10
    soldstatus $34,200
24. 2007-12-21
    soldstatus $33,500
25. 1994-04-12
    soldstatus $52,500
26. 1987-01-01
    soldstatus $51,700
27. 1987-01-01
    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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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: $16,756
• − Mortgage interest: −$5,882
• − Property taxes: −$1,187
• − Insurance: −$525
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,055
• Taxable income: $3,427
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,095/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 — Glasgow Village

• Score: 55/100
• State rank: #756
• US rank: #23451

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow Village, 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

+103.1% since first listed

12 events — show timeline

• 2026-03-17 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-01-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-07 Listed $2,000,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2014-02-11 Sold (Public Records) $24,500 Public Records
• 2014-02-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-01-14 Listed $20,000 MARIS as Distributed by MLS Grid
• 2014-01-10 Sold (Public Records) $34,200 Public Records
• 2007-12-21 Sold (Public Records) $33,500 Public Records
• 1994-04-12 Sold (Public Records) $52,500 Public Records
• 1987-01-01 Sold (Public Records) — Public Records
• 1987-01-01 Sold (Public Records) $51,700 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,187 · +1.0% YoY. Source: county tax records.