10165 Count Dr · Castle Point, MO 63136

$40,000

3 bd · 1.5 ba · 1,509 sqft · SingleFamily public records · 48 Days on market

Built 1955 5,201 sqft lot $27/sqft · 70% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

3 bedroom 1 and a half bath, long term tenant, property in good shape, open floor plan on main level, and no basement. All Electric.

Key facts

• Spacious backyard
• 5,201 sq ft lot
• Built 1955

Tags

• SPACIOUS BACKYARD
• EASY ACCESS TO INTERSTATE 270
• GENEROUS OUTDOOR LIVING SPACE

Property features AI

Finance

• Other: Living area reported as 1,509 (source: Assessor); Above-grade finished area reported as 1,509 (source: Assessor)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available
• Home design: Single-family residence; Residential property; Two levels; Government ownership
• Construction: Frame construction; Built (year source: Assessor)
• Exterior features: Lot features listed as Other; Lot dimensions approximately 40 x 130

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: 7 total rooms; No basement

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$133,449) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 13.0% in Castle Point — 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 64/100 on livability (#313 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment 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: Meadows Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 333 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); 372 active listings in the ZIP; 21 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 43% 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 $2k of equity ($277 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.71% ✓
• Cap rate: 32.39%
• Cash-on-cash: 93.21%
• DSCR: 5.15
• GRM: 2.2

CMA / ARV

• ARV (median comp): $133,449
• List price: $40,000
• Delta: -70.03%
• 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
10412 Viscount Dr	0.34mi	3/1.5	1,528 (+1%)	0mo	$89,900	$59	82
2333 Gardner Dr	0.41mi	3/1.5	1,520 (+1%)	9mo	$120,000	$79	72
9952 Noble Ln	0.51mi	3/2.0	1,503 (-0%)	2mo	$74,900	$50	72
10208 Monarch Dr	0.09mi	3/2.5	1,382 (-8%)	8mo	$154,900	$112	71
10430 Castle Dr	0.49mi	3/1.5	1,550 (+3%)	2mo	$139,999	$90	71
10412 Hallwood Dr	0.44mi	3/2.5	1,573 (+4%)	0mo	$159,900	$102	68
9926 Duke Dr	0.56mi	3/1.0	1,495 (-1%)	12mo	$95,000	$64	60
2 Capitol Hill Dr	0.60mi	2/1.5 (-1)	1,470 (-3%)	7mo	$150,000	$102	57
10541 Castle Dr	0.60mi	3/2.0	1,645 (+9%)	2mo	$139,999	$85	53
10401 Baron Dr	0.26mi	4/3.5 (+1)	1,668 (+10%)	6mo	$79,900	$48	52
10441 Prince Dr	0.46mi	4/1.5 (+1)	1,380 (-8%)	11mo	$135,000	$98	50
1443 Attica Dr	0.72mi	3/1.0	1,302 (-14%)	3mo	$159,600	$123	39

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: 93.2%
• Equity multiple: 6.43×
• Total profit: $60,771
• Equity at exit: $19,792

10-year hold

• IRR: 92.8%
• Equity multiple: 14.17×
• Total profit: $147,463
• Equity at exit: $31,986

Cash invested: $11,200 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$210
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $803

Break-even live

Break-even rent $469

Max offer price $40,000

Occupancy floor 41%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.18mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.36mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.41mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	0.42mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.45mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.65mi
10606 Kilbourn Dr Saint Louis, MO	3.0	2.0	2100	$1,395	$0.66	44d	1	0.74mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.80mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	2d	1	0.80mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.82mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.82mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.94mi
10331 Ewell Dr Saint Louis, MO	3.0	1.0	1658	$1,540	$0.93	4d	1	0.95mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	0.98mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.99mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.00mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	1.10mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	1.15mi
1238 Hoyt Dr Saint Louis, MO	3.0	1.0	1176	$1,400	$1.19	22d	1	1.17mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	1.35mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.36mi

Listing history 21 events

1. 2026-06-18
   days on market $40,000 Active 48 DOM
2. 2026-06-17
   days on market $40,000 Active 47 DOM
3. 2026-06-16
   days on market $40,000 Active 46 DOM
4. 2026-06-15
   days on market $40,000 Active 45 DOM
5. 2026-06-13
   days on market $40,000 Active 43 DOM
6. 2026-06-13
   days on market $40,000 Active 42 DOM
7. 2026-06-09
   days on market $40,000 Active 39 DOM
8. 2026-06-08
   days on market $40,000 Active 38 DOM
9. 2026-06-07
   days on market $40,000 Active 37 DOM
10. 2026-06-05
    pricedays on market $40,000 Active 34 DOM
11. 2026-06-03
    days on market $45,000 Active 33 DOM
12. 2026-06-02
    days on market $45,000 Active 32 DOM
13. 2026-06-01
    days on market $45,000 Active 31 DOM
14. 2026-05-31
    days on market $45,000 Active 30 DOM
15. 2026-05-01
    listed $45,000 Active 940-char remark
16. 2020-07-08
    soldstatus $38,000
17. 2020-05-29
    soldstatus Closed 132-char remark

    Show marketing remark (132 chars)

    3 bedroom 1 and a half bath, long term tenant, property in good shape, open floor plan on main level, and no basement. All Electric.

18. 2020-03-19
    status Pending 132-char remark

    Show marketing remark (132 chars)

    3 bedroom 1 and a half bath, long term tenant, property in good shape, open floor plan on main level, and no basement. All Electric.

19. 2019-12-28
    listed $45,000 Active 132-char remark

    Show marketing remark (132 chars)

    3 bedroom 1 and a half bath, long term tenant, property in good shape, open floor plan on main level, and no basement. All Electric.

20. 2007-06-27
    soldstatus $23,000
21. 2007-06-27
    soldstatus $27,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $17,829
• − Mortgage interest: −$2,241
• − Property taxes: −$929
• − Insurance: −$998
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$1,164
• Taxable income: $9,646
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,326/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 — Castle Point

• Score: 64/100
• State rank: #313
• US rank: #14373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Point, MO
• County: Saint Louis County · 888,823 people
• 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: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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

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

+73.9% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $45,000 MARIS as Distributed by MLS Grid
• 2020-07-08 Sold (Public Records) $38,000 Public Records
• 2020-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-19 Pending — MARIS as Distributed by MLS Grid
• 2019-12-28 Listed $45,000 MARIS as Distributed by MLS Grid
• 2007-06-27 Sold (Public Records) $27,000 Public Records
• 2007-06-27 Sold (Public Records) $23,000 Public Records

Property tax history

+2.5%/yr

Latest (2022): $929 · +0.4% YoY. Source: county tax records.