10132 Cavalier Ct · Castle Point, MO 63136

$116,900

3 bd · 1.5 ba · 928 sqft · SingleFamily public records · 44 Days on market

Built 1962 0.33 ac lot $126/sqft · 48% above area Est $79k · 48% over

---

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 +24.1/30.0
• DSCR +7.8/10.0
• Appreciation +6.9/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

FOR COMP PURPOSES ONLY

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Detached garage with 2 spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One story
• Construction: Construction materials: Unknown
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Level lot

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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).
• This rent runs 37% 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 $5k of equity ($808 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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

• 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 $113,393 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $79,168
• List price: $116,900
• Delta: 47.66%
• 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
10129 Ventura Dr	0.14mi	3/2.0	1,055 (+14%)	2mo	$129,900	$123	67
10038 Balboa Dr	0.43mi	3/1.0	864 (-7%)	2mo	$49,900	$58	65
10127 Monarch Dr	0.41mi	3/1.5	1,015 (+9%)	1mo	$155,000	$153	64
10236 Monarch Dr	0.47mi	3/1.5	850 (-8%)	1mo	$35,000	$41	64
10269 Dacey Dr	0.46mi	4/1.0 (+1)	1,014 (+9%)	1mo	$169,000	$167	55
1923 Nashua Dr	0.58mi	3/1.0	1,014 (+9%)	1mo	$149,900	$148	54
9850 Monarch Dr	0.60mi	3/2.0	1,014 (+9%)	2mo	$99,900	$99	53
2014 Kappel Dr	0.62mi	2/1.0 (-1)	989 (+7%)	2mo	$19,000	$19	52
9739 Balboa Dr	0.74mi	3/1.0	999 (+8%)	1mo	$76,900	$77	50
9840 Green Valley Dr	0.52mi	2/1.0 (-1)	816 (-12%)	2mo	$83,000	$102	47
2042 Kappel Dr	0.61mi	2/1.0 (-1)	828 (-11%)	1mo	$49,900	$60	46
1829 Chambers Rd	0.59mi	2/1.0 (-1)	816 (-12%)	1mo	$34,900	$43	44

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: 18.5%
• Equity multiple: 2.11×
• Total profit: $36,352
• Equity at exit: $57,841

10-year hold

• IRR: 20.2%
• Equity multiple: 4.27×
• Total profit: $106,954
• Equity at exit: $93,481

Cash invested: $32,732 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$613
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $231

Break-even live

Break-even rent $986

Max offer price $116,900

Occupancy floor 77%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.02mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.16mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.16mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.23mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.27mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.39mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.43mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.54mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.54mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.57mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.59mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.60mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.61mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.61mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.67mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.68mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.70mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.72mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.74mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.74mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.77mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.79mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.79mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.81mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.84mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.85mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.87mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.88mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.89mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.89mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.90mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.94mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	1.00mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	1.00mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.00mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.02mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.04mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.05mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	1.05mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	1.11mi

Listing history 48 events

1. 2026-06-18
   days on market $116,900 Active 44 DOM
2. 2026-06-17
   days on market $116,900 Active 43 DOM
3. 2026-06-16
   days on market $116,900 Active 42 DOM
4. 2026-06-15
   days on market $116,900 Active 41 DOM
5. 2026-06-13
   days on market $116,900 Active 39 DOM
6. 2026-06-13
   days on market $116,900 Active 38 DOM
7. 2026-06-10
   price $116,900 Active 35 DOM
8. 2026-06-09
   days on market $119,900 Active 35 DOM
9. 2026-06-08
   days on market $119,900 Active 34 DOM
10. 2026-06-07
    days on market $119,900 Active 33 DOM
11. 2026-06-05
    days on market $119,900 Active 30 DOM
12. 2026-06-03
    days on market $119,900 Active 29 DOM
13. 2026-06-02
    days on market $119,900 Active 28 DOM
14. 2026-06-01
    days on market $119,900 Active 27 DOM
15. 2026-05-31
    days on market $119,900 Active 26 DOM
16. 2026-05-05
    listed $119,900 Active 1083-char remark
17. 2024-12-01
    historical
18. 2024-08-08
    price $140,000
19. 2024-05-18
    listed $145,000 Active
20. 2024-05-16
    historical
21. 2022-06-16
    soldstatus $125,000
22. 2022-06-01
    listed $125,000 Active

    Show marketing remark (22 chars)

    FOR COMP PURPOSES ONLY

23. 2022-05-23
    soldstatus Closed

    Show marketing remark (22 chars)

    FOR COMP PURPOSES ONLY

24. 2022-03-07
    soldstatus $80,000
25. 2022-02-18
    soldstatus Closed
26. 2022-01-20
    status Pending
27. 2022-01-18
    price $97,000
28. 2022-01-16
    price $98,000
29. 2022-01-12
    price $108,000
30. 2022-01-10
    price $148,000
31. 2022-01-07
    listed $168,000 Active
32. 2019-09-03
    soldstatus $35,000
33. 2019-08-26
    soldstatus Closed
34. 2019-08-06
    status Pending
35. 2019-08-06
    price $33,900
36. 2019-06-27
    price $42,800
37. 2019-06-02
    price $45,100
38. 2019-06-02
    status Active
39. 2019-06-01
    historical
40. 2019-03-15
    listed $47,440 Active
41. 2017-08-07
    soldstatus $1,610,464
42. 2015-09-01
    soldstatus $15,382,732
43. 2014-05-05
    soldstatus
44. 2013-11-09
    listed $39,900
45. 2004-04-21
    soldstatus $85,000
46. 2003-12-29
    soldstatus $30,125
47. 1999-11-09
    soldstatus $65,000
48. 1989-07-12
    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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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: $15,346
• − Mortgage interest: −$6,548
• − Property taxes: −$1,409
• − Insurance: −$584
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,401
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,546/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

• 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

+79.8% since first listed

34 events — show timeline

• 2026-06-09 Price Changed $116,900 MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $119,900 MARIS as Distributed by MLS Grid
• 2024-12-01 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-08 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2024-05-18 Listed $145,000 MARIS as Distributed by MLS Grid
• 2024-05-16 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) $125,000 Public Records
• 2022-06-01 Listed $125,000 MARIS as Distributed by MLS Grid
• 2022-05-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-07 Sold (Public Records) $80,000 Public Records
• 2022-02-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-20 Pending — MARIS as Distributed by MLS Grid
• 2022-01-18 Price Changed $97,000 MARIS as Distributed by MLS Grid
• 2022-01-16 Price Changed $98,000 MARIS as Distributed by MLS Grid
• 2022-01-12 Price Changed $108,000 MARIS as Distributed by MLS Grid
• 2022-01-10 Price Changed $148,000 MARIS as Distributed by MLS Grid
• 2022-01-07 Listed $168,000 MARIS as Distributed by MLS Grid
• 2019-09-03 Sold (Public Records) $35,000 Public Records
• 2019-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-06 Pending — MARIS as Distributed by MLS Grid
• 2019-08-06 Price Changed $33,900 MARIS as Distributed by MLS Grid
• 2019-06-27 Price Changed $42,800 MARIS as Distributed by MLS Grid
• 2019-06-02 Price Changed $45,100 MARIS as Distributed by MLS Grid
• 2019-06-02 Relisted — MARIS as Distributed by MLS Grid
• 2019-06-01 Delisted — MARIS as Distributed by MLS Grid
• 2019-03-15 Listed $47,440 MARIS as Distributed by MLS Grid
• 2017-08-07 Sold (Public Records) $1,610,464 Public Records
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2014-05-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-11-09 Listed $39,900 MARIS as Distributed by MLS Grid
• 2004-04-21 Sold (Public Records) $85,000 Public Records
• 2003-12-29 Sold (Public Records) $30,125 Public Records
• 1999-11-09 Sold (Public Records) $65,000 Public Records
• 1989-07-12 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2022): $1,409 · +0.4% YoY. Source: county tax records.