437 Thrift Ave · Riverview, MO 63137

$60,000

1 bd · 1.0 ba · 512 sqft · SingleFamily public records · 8 Days on market

Built 1925 0.39 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

leased for $480 per month to long term tenant; lease expires 07/31/2026; all electric home; updated HVAC system; new water heater 2023; clean well maintained one bedroom home; home is actually 608 SF as the 12 x 8 rear room is enclosed and has heat and air conditioning (shown as a porch on the tax records); being sold in its present "as is" condition; seller will not make any repairs nor provide any inspections;

Key facts

• Flooring throughout
• Fresh paint
• New shower

Tags

• NEW SHOWER
• NEW A/C
• FRESH PAINT
• FLOORING THROUGHOUT

Property features AI

Exterior

• Parking: Driveway; Additional off-street parking
• Utilities: Public water; Public sewer; 220 volt electric; Cable available
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Covered front porch; Level lot

Interior

• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Crawl space basement; Central air

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $60k).

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $5k; list at $60k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $60,000

Questions for the listing agent

1. Built in 1925 — 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: 1.45% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $30,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Thrift Ave	0.00mi	1/1.0	512 (0%)	5mo	$30,000	$59	96

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: 17.4%
• Equity multiple: 1.74×
• Total profit: $12,352
• Equity at exit: $8,946

10-year hold

• IRR: 28.3%
• Equity multiple: 3.94×
• Total profit: $49,344
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $296

Break-even live

Break-even rent $494

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Chambers Rd Unit 335 St. Louis, MO	1.0	1.0	500	$650	$1.30	43d	1	0.21mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	43d	1	0.26mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.27mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	0.30mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	14d	3	0.52mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	43d	1	1.41mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	23d	1	1.41mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $60,000 Active 8 DOM
2. 2026-06-17
   days on market $60,000 Active 7 DOM
3. 2026-06-16
   days on market $60,000 Active 6 DOM
4. 2026-06-15
   days on market $60,000 Active 5 DOM
5. 2026-06-13
   days on market $60,000 Active 3 DOM
6. 2026-06-13
   remarks 206-char remark
7. 2026-06-13
   listed $60,000 Active 2 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: $605 · $50/mo
• Projected year-2 tax: $605 · $50/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: $10,416
• − Mortgage interest: −$3,361
• − Property taxes: −$605
• − Insurance: −$300
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,745
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $2,890/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

+1100.0% since first listed

8 events — show timeline

• 2026-06-10 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-01-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-15 Pending — MARIS as Distributed by MLS Grid
• 2025-12-05 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2025-10-21 Listed $350,000 MARIS as Distributed by MLS Grid
• 1994-12-29 Sold (Public Records) $5,000 Public Records
• 1994-07-28 Sold (Public Records) — Public Records
• 1994-07-28 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2022): $605 · +1.0% YoY. Source: county tax records.