456 Bluff Dr · Riverview, MO 63137

$75,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.39 ac lot Est $80k · at est.

---

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 +9.7/15.0
• 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

Welcome to this expansive 1,200+ square foot, single-story home in the heart of Riverview! Situated on a large lot, this home offers the perfect balance of comfort and functionality. Featuring three generous bedrooms, including one with a walk-in closet, and a hall bath located directly outside of the bedrooms, this property provides plenty of space for family and guests. Step into the inviting large living room, where natural light pours in, creating a warm and welcoming atmosphere. A bonus living room sits just off to the right, perfect for a cozy reading nook, play area, or home office. The separate dining area and eat-in kitchen offer the ideal spaces for entertaining or casual meals. T

Key facts

• Walk-in closet
• Large lot
• Walk-out basement

Tags

• LARGE LOT
• WALK-IN CLOSET
• BONUS LIVING ROOM
• SEPARATE DINING AREA
• EAT-IN KITCHEN
• WALK-OUT BASEMENT

Property features AI

Finance

• Other: Living area: 1,248 (per public records); Lot size approximately 0.39 acres
• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Ameren electric; Cable available; Natural gas connected; Phone available; Sewer connected; Water connected
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Block foundation; Basement (unfinished, 8+ ft pour); Year built: public records
• Exterior features: Many trees on the lot; Near public transit; Walk-out basement access

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Decorative fireplace
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $75,900

Questions for the listing agent

1. Built in 1950 — 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: 1.73% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.68%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $79,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 Scenic Dr	0.24mi	4/2.0 (+1)	1,252 (+0%)	0mo	$39,900	$32	79
9920 Diamond Dr	0.38mi	2/1.0 (-1)	1,273 (+2%)	3mo	$33,352	$26	72
435 Adrian Dr	0.06mi	3/2.0	1,100 (-12%)	4mo	$45,000	$41	71
465 Bluff Dr	0.05mi	2/2.0 (-1)	1,333 (+7%)	10mo	$85,000	$64	68
9846 Lilac Dr	0.25mi	3/1.0	1,116 (-11%)	4mo	$55,000	$49	68
555 Leeton Ave	0.41mi	3/1.0	1,320 (+6%)	5mo	$39,900	$30	67
9916 Lilac Dr	0.35mi	3/1.0	1,352 (+8%)	9mo	$146,000	$108	62
10042 Lilac Ave	0.61mi	2/1.0 (-1)	1,282 (+3%)	2mo	$104,900	$82	61
122 Coburg Dr	0.74mi	3/1.5	1,188 (-5%)	0mo	$10,000	$8	55
9705 Riverview Dr	0.34mi	2/1.0 (-1)	1,066 (-15%)	10mo	$125,000	$117	47
10203 Hobkirk Dr	0.71mi	3/1.0	1,108 (-11%)	9mo	$105,000	$95	40
10219 Valley Dr	0.72mi	3/1.0	1,100 (-12%)	11mo	$95,000	$86	38

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: 27.0%
• Equity multiple: 2.18×
• Total profit: $24,998
• Equity at exit: $11,317

10-year hold

• IRR: 36.7%
• Equity multiple: 5.01×
• Total profit: $85,255
• Equity at exit: $6,562

Cash invested: $21,252 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$398
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $508

Break-even live

Break-even rent $671

Max offer price $75,900

Occupancy floor 56%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.04mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	0.09mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.18mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	0.19mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.19mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	0.21mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	0.23mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	0.29mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.33mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	12d	1	0.35mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.37mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.48mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	0.55mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	0.56mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.58mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	0.60mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.66mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.66mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.67mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.71mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.75mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.78mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.78mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.86mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.91mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.91mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.91mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.95mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	0.96mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.96mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.96mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.99mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	1.01mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	1.01mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	1.01mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	1.02mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.02mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	1.04mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	1.05mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	1.07mi

Listing history 6 events

1. 2026-06-18
   days on market $75,900 Active 6 DOM
2. 2026-06-17
   days on market $75,900 Active 5 DOM
3. 2026-06-16
   days on market $75,900 Active 4 DOM
4. 2026-06-15
   days on market $75,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $75,900 Active 1 DOM

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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: $15,771
• − Mortgage interest: −$4,252
• − Property taxes: −$1,207
• − Insurance: −$380
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,208
• Taxable income: $5,201
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $4,848/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

+32.6% since first listed

25 events — show timeline

• 2026-06-12 Listed $75,900 MARIS as Distributed by MLS Grid
• 2026-01-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-12 Pending — MARIS as Distributed by MLS Grid
• 2026-01-06 Listed $79,900 MARIS as Distributed by MLS Grid
• 2025-11-17 Rental Removed $1,299 APPFOLIO
• 2025-11-07 Price Changed $1,299 APPFOLIO
• 2025-10-24 Price Changed $1,350 APPFOLIO
• 2025-08-30 Listed for Rent $1,399 APPFOLIO
• 2025-08-20 Listed $99,900 MARIS as Distributed by MLS Grid
• 2022-03-30 Sold (Public Records) $77,000 Public Records
• 2022-03-07 Sold (Public Records) $45,000 Public Records
• 2019-06-20 Sold (Public Records) $15,000 Public Records
• 2019-06-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-10 Pending — MARIS as Distributed by MLS Grid
• 2019-05-16 Price Changed $18,900 MARIS as Distributed by MLS Grid
• 2019-05-03 Price Changed $12,000 MARIS as Distributed by MLS Grid
• 2019-04-14 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2019-03-21 Relisted — MARIS as Distributed by MLS Grid
• 2019-03-14 Contingent — MARIS as Distributed by MLS Grid
• 2019-03-09 Listed $22,000 MARIS as Distributed by MLS Grid
• 2019-02-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-14 Pending — MARIS as Distributed by MLS Grid
• 2019-01-08 Listed $33,000 MARIS as Distributed by MLS Grid
• 2002-02-11 Sold (Public Records) $57,250 Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,207 · +1.0% YoY. Source: county tax records.