430 Bluff Dr · Riverview, MO 63137

$94,900

3 bd · 1.0 ba · 1,601 sqft · SingleFamily public records · 34 Days on market

Built 1935 0.39 ac lot $59/sqft · 12% below area Est $108k · 12% under

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Why this score? — see what drove the B 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 +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

Key facts

• Wood flooring
• Level backyard
• Full basement

Tags

• WOOD FLOORING
• UPDATED KITCHEN
• FULL BASEMENT
• LEVEL BACKYARD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; House with one and one-half levels; Above-grade finished living area reported as 1,601 (public records)
• Construction: Vinyl siding
• Exterior features: Back yard and front yard; Level lot; Lot dimensions approximately 100 x 170

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#579 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; 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: Glasgow Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 269 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $57k; list at $95k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1935 — 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: 1.44% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $107,979
• List price: $94,900
• Delta: -12.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
492 Bluff Dr	0.16mi	4/2.0 (+1)	1,575 (-2%)	13mo	$160,000	$102	70
9910 Parkway Dr	0.52mi	3/2.5	1,568 (-2%)	2mo	$219,900	$140	64
628 Bagnell Dr	0.46mi	3/2.0	1,452 (-9%)	6mo	$139,900	$96	54
9765 Diamond Dr	0.18mi	4/1.0 (+1)	1,749 (+9%)	22mo	$100,000	$57	53
10027 Grosvenor Dr	0.73mi	3/3.0	1,540 (-4%)	2mo	$67,000	$44	50
132 Habecking Dr	0.66mi	4/1.5 (+1)	1,706 (+7%)	6mo	$99,000	$58	46
9736 Gloucester Dr	0.25mi	2/2.0 (-1)	1,436 (-10%)	19mo	$112,900	$79	46
9834 Valley Dr	0.41mi	2/2.0 (-1)	1,392 (-13%)	20mo	$19,999	$14	34

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: 17.0%
• Equity multiple: 1.71×
• Total profit: $18,989
• Equity at exit: $14,150

10-year hold

• IRR: 27.9%
• Equity multiple: 3.89×
• Total profit: $76,841
• 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: 201
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $459

Break-even live

Break-even rent $789

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $513	-5% $486	+0% $459	+5% $432	+10% $405
Rent	-10% $351	-5% $405	+0% $459	+5% $513	+10% $567
Rate	-1.0pp $507	-0.5pp $483	base $459	+0.5pp $434	+1.0pp $409

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.03mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	0.14mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	0.44mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.45mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	0.57mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	13d	1	0.63mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	0.67mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.69mi
10201 McCartney Ln Saint Louis, MO	3.0	2.0	1504	$1,565	$1.04	17d	1	0.79mi
368 Cameron Rd Saint Louis, MO	4.0	1.0	1628	$1,580	$0.97	44d	1	0.81mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.93mi
10409 Renfrew Dr Saint Louis, MO	3.0	1.0	1644	$1,250	$0.76	24d	1	0.97mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.99mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.99mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	1.01mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	1.05mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	18d	1	1.10mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	5d	1	1.13mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	8d	1	1.13mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	24d	1	1.15mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	1.17mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	1.23mi
10325 Lookaway Dr Saint Louis, MO	4.0	2.0	1248	$2,000	$1.60	11d	1	1.28mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.31mi
133 Perthshire Rd Saint Louis, MO	3.0	1.0	1225	$1,499	$1.22	44d	1	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $94,900 Active 34 DOM
2. 2026-06-17
   days on market $94,900 Active 33 DOM
3. 2026-06-16
   days on market $94,900 Active 32 DOM
4. 2026-06-15
   days on market $94,900 Active 31 DOM
5. 2026-06-13
   days on market $94,900 Active 29 DOM
6. 2026-06-13
   days on market $94,900 Active 28 DOM
7. 2026-06-09
   days on market $94,900 Active 25 DOM
8. 2026-06-08
   days on market $94,900 Active 24 DOM
9. 2026-06-07
   days on market $94,900 Active 23 DOM
10. 2026-06-05
    days on market $94,900 Active 20 DOM
11. 2026-06-03
    days on market $94,900 Active 19 DOM
12. 2026-06-02
    days on market $94,900 Active 18 DOM
13. 2026-06-01
    days on market $94,900 Active 17 DOM
14. 2026-05-31
    days on market $94,900 Active 16 DOM
15. 2026-05-15
    listed $98,500 Active 548-char remark
16. 2019-06-17
    soldstatus
17. 2019-01-08
    price $90,000
18. 2018-04-09
    soldstatus $57,000
19. 2017-12-01
    soldstatus $14,000
20. 2017-11-29
    soldstatus Closed

    Show marketing remark (176 chars)

    NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

21. 2017-10-31
    status Pending

    Show marketing remark (176 chars)

    NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

22. 2017-10-09
    status Active

    Show marketing remark (176 chars)

    NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

23. 2017-10-09
    status Pending

    Show marketing remark (176 chars)

    NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

24. 2017-09-19
    listed $25,000 Active

    Show marketing remark (176 chars)

    NEARLY MAINTENANCE FREE EXTERIOR-HUGE LEVEL YARD-QUIET STREET. 3 LARGE BEDROOMS-SEPARATE DINING ROOM. THIS HOME HAS LOTS OF POTENTIAL FOR THE PRICE! EASY TO SHOW - EASY TO BUY!

25. 2009-06-09
    soldstatus $14,000
26. 1998-04-03
    soldstatus
27. 1985-08-01
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/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: $16,441
• − Mortgage interest: −$5,316
• − Property taxes: −$1,033
• − Insurance: −$474
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,761
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,495/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 — Riverview

• Score: 58/100
• State rank: #579
• US rank: #20673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverview, MO
• County: Saint Louis County · 888,823 people
• City population: 19,690
• 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

+577.9% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $98,500 MARIS as Distributed by MLS Grid
• 2019-06-17 Sold (Public Records) — Public Records
• 2019-01-08 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2018-04-09 Sold (Public Records) $57,000 Public Records
• 2017-12-01 Sold (Public Records) $14,000 Public Records
• 2017-11-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-10-31 Pending — MARIS as Distributed by MLS Grid
• 2017-10-09 Relisted — MARIS as Distributed by MLS Grid
• 2017-10-09 Pending — MARIS as Distributed by MLS Grid
• 2017-09-19 Listed $25,000 MARIS as Distributed by MLS Grid
• 2009-06-09 Sold (Public Records) $14,000 Public Records
• 1998-04-03 Sold (Public Records) — Public Records
• 1985-08-01 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2022): $1,033 · +1.0% YoY. Source: county tax records.