10215 Monarch Dr · Castle Point, MO 63136

$140,000

3 bd · 1.5 ba · 1,235 sqft · SingleFamily public records · 7 Days on market

Built 1958 5,998 sqft lot $113/sqft · 8% below area Est $152k · 8% under

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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 +16.2/30.0
• ARV discount +11.1/15.0
• Appreciation +6.9/10.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• 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

What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

Key facts

• Sizable yard
• Ample cabinet space
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• SIZABLE YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Residential property; One level
• Construction: Brick veneer exterior
• Exterior features: Back yard

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Family room; Basement with concrete finish
• Laundry & utility: Utilities connected: Electricity, Natural gas, Water, Sewer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.8% below list).
• Recommended offer: $131k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 13.0% in Castle Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% 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; 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).

Forward outlook

• In year one you build about $6k of equity ($968 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $17k; list at $140k implies a 724% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $130,511 (6.8% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $152,000
• List price: $140,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10217 Viscount Dr	0.10mi	3/2.0	1,205 (-2%)	2mo	$149,000	$124	88
10139 Edgefield Dr	0.07mi	3/2.0	1,140 (-8%)	0mo	$119,900	$105	82
10231 Monarch Dr	0.05mi	3/2.0	1,073 (-13%)	1mo	$189,999	$177	73
2360 Chambers Rd	0.42mi	2/1.0 (-1)	1,168 (-5%)	1mo	$44,900	$38	64
10006 Castle Dr	0.57mi	3/1.0	1,178 (-5%)	5mo	$35,900	$30	60
10421 Canfield Dr	0.37mi	3/1.5	1,073 (-13%)	5mo	$154,900	$144	57
9922 Lanier Dr	0.59mi	3/1.0	1,159 (-6%)	5mo	$85,000	$73	56
2270 Ainsworth Dr	0.72mi	4/3.0 (+1)	1,276 (+3%)	2mo	$94,900	$74	48
10129 Ventura Dr	0.57mi	3/2.0	1,055 (-15%)	2mo	$129,900	$123	46
10539 Monarch Dr	0.48mi	4/2.5 (+1)	1,073 (-13%)	3mo	$135,000	$126	44
2414 Castle Dr	0.66mi	3/1.5	1,054 (-15%)	4mo	$130,000	$123	42
2442 Gardner Dr	0.66mi	3/2.0	1,054 (-15%)	2mo	$59,900	$57	41

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: 12.8%
• Equity multiple: 1.77×
• Total profit: $30,180
• Equity at exit: $69,270

10-year hold

• IRR: 15.2%
• Equity multiple: 3.50×
• Total profit: $97,927
• Equity at exit: $111,953

Cash invested: $39,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$734
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $74

Break-even live

Break-even rent $1,211

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	23d	1	0.16mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.19mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.20mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	0.28mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.28mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.33mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.36mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	0.36mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.38mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.39mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.40mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.43mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.47mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.48mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.50mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.50mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	0.53mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.55mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.61mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.61mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.69mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.69mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	2d	1	0.72mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.72mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.73mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.76mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.76mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.76mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.85mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.89mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.90mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.90mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.95mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.97mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.97mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.98mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	1.02mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.05mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.10mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	1.10mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $140,000 Pending 7 DOM
2. 2026-06-13
   days on market $140,000 Active 6 DOM
3. 2026-06-13
   status $140,000 Active 5 DOM
4. 2026-05-06
   status Pending 727-char remark
5. 2026-05-01
   listed $140,000 Active 727-char remark
6. 2019-07-15
   soldstatus
7. 2018-12-28
   soldstatus Closed 327-char remark

   Show marketing remark (327 chars)

   What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

8. 2018-12-21
   soldstatus $17,000
9. 2018-12-05
   status Pending 327-char remark

   Show marketing remark (327 chars)

   What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

10. 2018-11-28
    price $20,900 327-char remark

    Show marketing remark (327 chars)

    What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

11. 2018-11-19
    price $21,900 327-char remark

    Show marketing remark (327 chars)

    What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

12. 2018-11-07
    price $22,900 327-char remark

    Show marketing remark (327 chars)

    What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

13. 2018-11-01
    price $23,900 327-char remark

    Show marketing remark (327 chars)

    What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

14. 2018-10-25
    listed $24,900 Active 327-char remark

    Show marketing remark (327 chars)

    What a great investment opportunity! Go and show. This home is a 3 bed/1.5 bath with attached 1 car garage and full basement. Property to be sold As-Is. Seller to make no repairs, warranties, or inspections. Please submit all offers with proof of funds or proof of financing. Please use a "Special Sales Contract".

15. 1999-09-21
    soldstatus $61,900
16. 1997-12-18
    soldstatus
17. 1996-02-07
    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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,661
• − Mortgage interest: −$7,842
• − Property taxes: −$1,973
• − Insurance: −$700
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,073
• Taxable loss: −$1,432
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,234/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

+126.2% since first listed

16 events — show timeline

• 2026-06-15 Pending — MARIS as Distributed by MLS Grid
• 2026-06-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $140,000 MARIS as Distributed by MLS Grid
• 2019-07-15 Sold (Public Records) — Public Records
• 2018-12-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-21 Sold (Public Records) $17,000 Public Records
• 2018-12-05 Pending — MARIS as Distributed by MLS Grid
• 2018-11-28 Price Changed $20,900 MARIS as Distributed by MLS Grid
• 2018-11-19 Price Changed $21,900 MARIS as Distributed by MLS Grid
• 2018-11-07 Price Changed $22,900 MARIS as Distributed by MLS Grid
• 2018-11-01 Price Changed $23,900 MARIS as Distributed by MLS Grid
• 2018-10-25 Listed $24,900 MARIS as Distributed by MLS Grid
• 1999-09-21 Sold (Public Records) $61,900 Public Records
• 1997-12-18 Sold (Public Records) — Public Records
• 1996-02-07 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2022): $1,973 · +0.4% YoY. Source: county tax records.