132 Glen Garry Rd · Glasgow Village, MO 63137

$118,000

3 bd · 1.0 ba · 873 sqft · SingleFamily public records · 5 Days on market

Built 1954 7,418 sqft lot $135/sqft · 44% above area Est $82k · 44% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This is a 3 pack of rentals to start or add to your property portfolio. Show with accepted contract only. These properties will NOT be separated. Rent amounts available upon request. 132 Glen Garry, 10179 Cloverdale and 10195 Cloverdale.

Key facts

• 7,418 sq ft lot
• Built 1954
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One story
• Construction: Frame and vinyl siding construction; Other construction materials noted
• Exterior features: Back yard; Many trees

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

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 40% 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 $816 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

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 $118,000

Questions for the listing agent

1. Built in 1954 — 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: 1.21% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $81,952
• List price: $118,000
• Delta: 275.83%
• 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
237 Ben Nevis Rd	0.12mi	3/1.0	873 (0%)	1mo	$89,000	$102	94
10640 Spring Garden Dr	0.19mi	3/1.0	873 (0%)	1mo	$77,500	$89	90
200 Mcalpine Dr	0.18mi	3/2.0	927 (+6%)	1mo	$90,000	$97	77
10746 Glen Garry Rd	0.32mi	3/1.0	927 (+6%)	1mo	$89,900	$97	74
151 Brigadoon Cir	0.32mi	3/1.0	927 (+6%)	2mo	$34,900	$38	73
147 Monteith Cir	0.40mi	3/1.0	909 (+4%)	2mo	$24,900	$27	73
158 Monteith Cir	0.37mi	3/1.0	927 (+6%)	0mo	$94,900	$102	72
10624 Spring Garden Dr	0.16mi	3/1.0	1,001 (+15%)	2mo	$24,900	$25	67
10539 Renfrew Dr	0.65mi	3/1.0	854 (-2%)	2mo	$119,900	$140	64
161 Cameron Rd	0.31mi	3/1.0	984 (+13%)	1mo	$105,000	$107	64
10300 Ross Cir	0.47mi	3/1.0	980 (+12%)	1mo	$105,000	$107	57
10519 Renfrew Dr	0.65mi	3/1.5	982 (+12%)	2mo	$95,000	$97	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: 7.2%
• Equity multiple: 1.29×
• Total profit: $9,615
• Equity at exit: $17,594

10-year hold

• IRR: 19.3%
• Equity multiple: 2.88×
• Total profit: $62,098
• Equity at exit: $10,202

Cash invested: $33,040 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$619
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $367

Break-even live

Break-even rent $965

Max offer price $118,000

Occupancy floor 69%

Sensitivity live

Price	-10% $434	-5% $401	+0% $367	+5% $334	+10% $301
Rent	-10% $254	-5% $311	+0% $367	+5% $424	+10% $480
Rate	-1.0pp $427	-0.5pp $397	base $367	+0.5pp $337	+1.0pp $306

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.03mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.07mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	24d	1	0.11mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.11mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.12mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.17mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.18mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	0.21mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	24d	1	0.25mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.25mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.30mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	24d	1	0.31mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.33mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	0.34mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.35mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.35mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	0.35mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.37mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.38mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	0.39mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.40mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.42mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.48mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.48mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.50mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.51mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.53mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.54mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.54mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.54mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.57mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.60mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.62mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.64mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.66mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.68mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.69mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.72mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.76mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.77mi

Listing history 12 events

1. 2026-06-19
   status $118,000 Pending 5 DOM
2. 2026-06-18
   days on market $118,000 Active 5 DOM
3. 2026-06-17
   days on market $118,000 Active 4 DOM
4. 2026-06-16
   days on market $118,000 Active 3 DOM
5. 2026-06-15
   days on market $118,000 Active 2 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $118,000 Active 1 DOM
7. 2026-05-13
   listed $308,000 Active 184-char remark
8. 2021-11-22
   soldstatus $120,000
9. 2012-10-24
   soldstatus $34,000
10. 2011-06-01
    soldstatus $14,750
11. 2000-12-07
    soldstatus $63,000
12. 1996-09-09
    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: $1,133 · $94/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$12/yr (+$1/mo · 1.0%)

ⓘ 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: $17,160
• − Mortgage interest: −$6,610
• − Property taxes: −$1,133
• − Insurance: −$590
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,433
• Taxable income: $2,649
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,772/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

+87.3% since first listed

9 events — show timeline

• 2026-06-13 Listed $118,000 MARIS as Distributed by MLS Grid
• 2026-06-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-29 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $308,000 MARIS as Distributed by MLS Grid
• 2021-11-22 Sold (Public Records) $120,000 Public Records
• 2012-10-24 Sold (Public Records) $34,000 Public Records
• 2011-06-01 Sold (Public Records) $14,750 Public Records
• 2000-12-07 Sold (Public Records) $63,000 Public Records
• 1996-09-09 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2022): $1,133 · +1.0% YoY. Source: county tax records.