9701 Lilac Dr · Riverview, MO 63137

$74,400

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 138 Days on market

Built 1941 0.25 ac lot $75/sqft · 16% below area Est $88k · 16% under

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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
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

Key facts

• 0.25 acre lot
• Built 1941
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

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+, schools F, crime 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.
• Market conditions: Rents rising fast (+6.6%/yr); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 33% 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 $514 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $74k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $65,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (median comp): $88,082
• List price: $74,400
• Delta: -15.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Ludlow Dr	0.15mi	3/1.0 (+1)	960 (-3%)	5mo	$109,900	$114	79
375 Adrian Dr	0.34mi	3/1.0 (+1)	1,008 (+2%)	6mo	$110,000	$109	71
9736 Lilac Dr	0.08mi	3/1.0 (+1)	888 (-10%)	7mo	$144,900	$163	68
435 Adrian Dr	0.20mi	3/2.0 (+1)	1,100 (+11%)	4mo	$45,000	$41	60
10071 Diamond Dr	0.73mi	2/1.0	1,008 (+2%)	5mo	$64,900	$64	59
700 Chambers Rd	0.58mi	3/1.0 (+1)	960 (-3%)	5mo	$114,500	$119	59
9846 Lilac Dr	0.30mi	3/1.0 (+1)	1,116 (+13%)	4mo	$55,000	$49	56
343 Midridge Dr	0.46mi	3/1.5 (+1)	1,058 (+7%)	5mo	$52,000	$49	56
10066 Dorothy Ave	0.73mi	2/1.0	916 (-8%)	2mo	$99,900	$109	52
817 Lebon Dr	0.70mi	2/1.0	884 (-11%)	2mo	$93,000	$105	48
810 Teurville Dr	0.71mi	3/1.0 (+1)	904 (-9%)	7mo	$70,000	$77	42
10045 Dorothy Ave	0.68mi	3/1.0 (+1)	864 (-13%)	6mo	$99,900	$116	37

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: 24.1%
• Equity multiple: 2.04×
• Total profit: $21,674
• Equity at exit: $11,093

10-year hold

• IRR: 34.2%
• Equity multiple: 4.67×
• Total profit: $76,468
• Equity at exit: $6,433

Cash invested: $20,832 (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: 203
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$390
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $459

Break-even live

Break-even rent $627

Max offer price $74,400

Occupancy floor 57%

Sensitivity live

Price	-10% $501	-5% $480	+0% $459	+5% $438	+10% $416
Rent	-10% $363	-5% $411	+0% $459	+5% $506	+10% $554
Rate	-1.0pp $496	-0.5pp $477	base $459	+0.5pp $439	+1.0pp $420

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: $18,600
• Closing costs: $2,232
• 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	45d	1	0.18mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.20mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	25d	1	0.22mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	45d	1	0.24mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	45d	1	0.24mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	16d	3	0.29mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	45d	1	0.39mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	12d	1	0.42mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	45d	1	0.44mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	0.48mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	0.66mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.68mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.76mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.79mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.83mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	0d	1	0.83mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.84mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.87mi
515 Topaz Ave Saint Louis, MO	3.0	2.0	912	$1,245	$1.37	0d	1	0.88mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.89mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	45d	1	0.93mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	25d	1	0.93mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.95mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,270	$1.42	0d	1	0.98mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,350	$1.60	0d	1	0.98mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	25d	1	1.02mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	1.03mi
345 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	1.10mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.10mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	1.11mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	1.12mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	1.12mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	0d	1	1.12mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	1.14mi
301 Estridge Rd Saint Louis, MO	3.0	1.0	981	$1,450	$1.48	0d	1	1.15mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	45d	1	1.16mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	1.17mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	9d	1	1.18mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	0d	1	1.18mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.19mi

Listing history 18 events

1. 2026-06-21
   days on market $74,400 Active 138 DOM
2. 2026-06-18
   days on market $74,400 Active 135 DOM
3. 2026-06-17
   days on market $74,400 Active 134 DOM
4. 2026-06-16
   days on market $74,400 Active 133 DOM
5. 2026-06-15
   days on market $74,400 Active 132 DOM
6. 2026-06-13
   days on market $74,400 Active 130 DOM
7. 2026-06-13
   days on market $74,400 Active 129 DOM
8. 2026-06-09
   days on market $74,400 Active 126 DOM
9. 2026-06-08
   days on market $74,400 Active 125 DOM
10. 2026-06-07
    days on market $74,400 Active 124 DOM
11. 2026-06-05
    days on market $74,400 Active 121 DOM
12. 2026-06-03
    days on market $74,400 Active 120 DOM
13. 2026-06-02
    days on market $74,400 Active 119 DOM
14. 2026-06-01
    days on market $74,400 Active 118 DOM
15. 2026-05-31
    days on market $74,400 Active 117 DOM
16. 2026-02-03
    listed $74,400 Active 841-char remark

    Show marketing remark (841 chars)

    This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Utilities will not be turned on. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

17. 2019-11-01
    soldstatus $25,000
18. 2015-07-28
    soldstatus $25,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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: $14,487
• − Mortgage interest: −$4,168
• − Property taxes: −$888
• − Insurance: −$372
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,164
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,404/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

+197.6% since first listed

3 events — show timeline

• 2026-02-03 Listed $74,400 MARIS as Distributed by MLS Grid
• 2019-11-01 Sold (Public Records) $25,000 Public Records
• 2015-07-28 Sold (Public Records) $25,000 Public Records

Property tax history

+0.2%/yr

Latest (2022): $888 · +1.0% YoY. Source: county tax records.