10746 Glen Garry Rd · Glasgow Village, MO 63137

$89,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 29 Days on market

Built 1955 6,120 sqft lot Est $90k · at est.

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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
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

Key facts

• 6,120 sq ft lot
• Built 1955
• Listed 29 days

Property features AI

Finance

• Other: Seller may consider concessions; Home warranty not included

Exterior

• Parking: Driveway; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity (220 volts); Natural gas connected; Water available; Sewer connected; Electricity connected
• Home design: Residential single-family home; One level
• Construction: Aluminum siding; Concrete perimeter foundation
• Exterior features: Level lot; Lot dimensions approximately 48/51 x 119/119

Interior

• Kitchen: Free-standing electric oven; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Marble
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room; Dining room; Concrete basement; No fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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: crime F, amenities F, commute 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: Highland Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 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); 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.29%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $89,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10746 Glen Garry Rd	0.00mi	3/1.0	927 (0%)	1mo	$89,900	$97	99
151 Brigadoon Cir	0.15mi	3/1.0	927 (0%)	2mo	$34,900	$38	92
158 Monteith Cir	0.19mi	3/1.0	927 (0%)	0mo	$94,900	$102	91
135 Monteith Cir	0.16mi	3/1.0	927 (0%)	3mo	$110,000	$119	90
200 Mcalpine Dr	0.16mi	3/2.0	927 (0%)	1mo	$90,000	$97	88
147 Monteith Cir	0.19mi	3/1.0	909 (-2%)	2mo	$24,900	$27	87
10640 Spring Garden Dr	0.21mi	3/1.0	873 (-6%)	1mo	$77,500	$89	80
237 Ben Nevis Rd	0.32mi	3/1.0	873 (-6%)	1mo	$89,000	$102	75
10624 Spring Garden Dr	0.25mi	3/1.0	1,001 (+8%)	2mo	$24,900	$25	74
161 Cameron Rd	0.63mi	3/1.0	984 (+6%)	1mo	$105,000	$107	60
240 Shepley Dr	0.58mi	3/1.0	854 (-8%)	3mo	$55,000	$64	57
363 Shepley Dr	0.74mi	3/1.0	854 (-8%)	3mo	$110,000	$129	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: 21.5%
• Equity multiple: 1.92×
• Total profit: $23,151
• Equity at exit: $13,404

10-year hold

• IRR: 31.9%
• Equity multiple: 4.39×
• Total profit: $85,227
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$471
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $509

Break-even live

Break-even rent $761

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $560	-5% $535	+0% $509	+5% $484	+10% $459
Rent	-10% $398	-5% $454	+0% $509	+5% $565	+10% $621
Rate	-1.0pp $555	-0.5pp $532	base $509	+0.5pp $486	+1.0pp $462

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	0.07mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	0.07mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	24d	1	0.08mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	0.09mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	0.10mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	24d	1	0.12mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	24d	1	0.24mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.27mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.27mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.36mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.37mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.40mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.41mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.42mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.51mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.58mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.58mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.62mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.64mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.65mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.69mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.71mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.74mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.75mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.75mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.77mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.77mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.79mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.82mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.83mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.83mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.86mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.87mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.90mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.91mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.92mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.98mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	1.01mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	1.06mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	1.06mi

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   price $89,900
3. 2026-04-01
   listed $95,500 Active
4. 2026-04-01
   historical $95,500
5. 2021-04-12
   soldstatus $42,000
6. 2021-04-09
   soldstatus Closed 510-char remark

   Show marketing remark (510 chars)

   Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

7. 2021-03-23
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

8. 2021-03-19
   listed $39,900 Active 510-char remark

   Show marketing remark (510 chars)

   Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

9. 2021-03-19
   soldstatus $12,000

   Show marketing remark (510 chars)

   Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

10. 2021-03-19
    soldstatus $12,000

    Show marketing remark (510 chars)

    Don't miss your opportunity to buy this property at well below market price! This 3 bedroom 1 bathroom home is a great investment or home for the savvy buyer with a little TLC. At this price this home will not last long. The home is being sold AS-IS. Seller prefers no inspection contingencies, if you want to inspect please do so before placing an offer. Do not call the listing broker please text or email with any questions. This is a sale and there is no leasing or owner financing being offered.

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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: $16,872
• − Mortgage interest: −$5,036
• − Property taxes: −$1,109
• − Insurance: −$450
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,615
• Taxable income: $4,964
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,922/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

+649.2% since first listed

10 events — show timeline

• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $95,500 MARIS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $95,500 MARIS as Distributed by MLS Grid
• 2021-04-12 Sold (Public Records) $42,000 Public Records
• 2021-04-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-23 Pending — MARIS as Distributed by MLS Grid
• 2021-03-19 Listed $39,900 MARIS as Distributed by MLS Grid
• 2021-03-19 Sold (Public Records) $12,000 Public Records
• 2021-03-19 Sold (Public Records) $12,000 Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,109 · +1.0% YoY. Source: county tax records.