338 Lancashire Rd · Glasgow Village, MO 63137

$99,000

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 42 Days on market

Built 1952 6,529 sqft lot $93/sqft · 13% above area Est $88k · 13% over $1/mo HOA

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome New Price!! This nicely updated 3 bed, 1 bath home offers great potential for either rental income or homeownership, making it a smart option for investors or home buyers. All major mechanicals, plumbing and electrical were updated in 2023 offering peace of mind for years to come. Seller offering home warranty for added financial protection. The home features approximately 1063 sq ft of living space with an additional finished room in the basement providing flexible space for a home office, playroom, work out area or additional living space. Property Highlights: *3 bedrooms and 1 full bathroom, additional flex room in basement, large family room *Functional layout with room to personalize *Off-street parking *Fenced back yard Neighborhood: Great neighbors and located in an up and coming area with visible reinvestment. This neighborhood is seeing continued improvements and renewed interest. A great chance to get in early while values are trending upward. Don't miss out!!

Key facts

• Updated electrical
• Off street parking
• Fenced back yard

Tags

• UPDATED MECHANICALS
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• FINISHED ROOM IN BASEMENT
• OFF STREET PARKING
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#756 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, 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.
• 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); 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 39% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $99k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.43% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $87,842
• List price: $99,000
• Delta: 12.70%
• 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
338 Lancashire Rd	0.00mi	3/1.0	1,063 (0%)	0mo	$99,000	$93	100
314 Midlothian Rd	0.12mi	4/1.0 (+1)	1,120 (+5%)	3mo	$90,000	$80	78
10519 Renfrew Dr	0.23mi	3/1.5	982 (-8%)	2mo	$95,000	$97	73
161 Cameron Rd	0.32mi	3/1.0	984 (-7%)	1mo	$105,000	$107	72
10300 Ross Cir	0.37mi	3/1.0	980 (-8%)	1mo	$105,000	$107	69
404 Lancashire Rd	0.03mi	4/1.0 (+1)	1,215 (+14%)	2mo	$39,900	$33	68
122 Coburg Dr	0.36mi	3/1.5	1,188 (+12%)	0mo	$10,000	$8	62
534 Alcove Ave	0.60mi	3/1.0	996 (-6%)	3mo	$104,200	$105	59
10624 Spring Garden Dr	0.69mi	3/1.0	1,001 (-6%)	2mo	$24,900	$25	57
10555 Gourock Dr	0.45mi	3/2.0	918 (-14%)	3mo	$120,000	$131	50
200 Mcalpine Dr	0.69mi	3/2.0	927 (-13%)	1mo	$90,000	$97	42
10066 Dorothy Ave	0.70mi	2/1.0 (-1)	916 (-14%)	1mo	$99,900	$109	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: 15.8%
• Equity multiple: 1.66×
• Total profit: $18,371
• Equity at exit: $14,761

10-year hold

• IRR: 26.9%
• Equity multiple: 3.77×
• Total profit: $76,904
• Equity at exit: $8,560

Cash invested: $27,720 (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: $1,415 high
• Mortgage (P&I): −$519
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$41
• HOA: −$1
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $457

Break-even live

Break-even rent $836

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.04mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.08mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.10mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.10mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.10mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.10mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.10mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.11mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.16mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.16mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.17mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.17mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.18mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.20mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.20mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.21mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.22mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.22mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.25mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.25mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.25mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.28mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.29mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.30mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.30mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.32mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.33mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.33mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.35mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.39mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.40mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.40mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.45mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	0.45mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.46mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.46mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.46mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.47mi
133 Perthshire Rd Saint Louis, MO	3.0	1.0	1225	$1,499	$1.22	44d	1	0.49mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.51mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: electric

Listing history 8 events

1. 2026-05-16
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Awesome New Price!! This nicely updated 3 bed, 1 bath home offers great potential for either rental income or homeownership, making it a smart option for investors or home buyers. All major mechanicals, plumbing and electrical were updated in 2023 offering peace of mind for years to come. Seller offering home warranty for added financial protection. The home features approximately 1063 sq ft of living space with an additional finished room in the basement providing flexible space for a home office, playroom, work out area or additional living space. Property Highlights: *3 bedrooms and 1 full bathroom, additional flex room in basement, large family room *Functional layout with room to personalize *Off-street parking *Fenced back yard Neighborhood: Great neighbors and located in an up and coming area with visible reinvestment. This neighborhood is seeing continued improvements and renewed interest. A great chance to get in early while values are trending upward. Don't miss out!!

2. 2026-05-11
   price $99,000 996-char remark

   Show marketing remark (996 chars)

   Awesome New Price!! This nicely updated 3 bed, 1 bath home offers great potential for either rental income or homeownership, making it a smart option for investors or home buyers. All major mechanicals, plumbing and electrical were updated in 2023 offering peace of mind for years to come. Seller offering home warranty for added financial protection. The home features approximately 1063 sq ft of living space with an additional finished room in the basement providing flexible space for a home office, playroom, work out area or additional living space. Property Highlights: *3 bedrooms and 1 full bathroom, additional flex room in basement, large family room *Functional layout with room to personalize *Off-street parking *Fenced back yard Neighborhood: Great neighbors and located in an up and coming area with visible reinvestment. This neighborhood is seeing continued improvements and renewed interest. A great chance to get in early while values are trending upward. Don't miss out!!

3. 2026-04-03
   listed $120,000 Active 996-char remark

   Show marketing remark (996 chars)

   Awesome New Price!! This nicely updated 3 bed, 1 bath home offers great potential for either rental income or homeownership, making it a smart option for investors or home buyers. All major mechanicals, plumbing and electrical were updated in 2023 offering peace of mind for years to come. Seller offering home warranty for added financial protection. The home features approximately 1063 sq ft of living space with an additional finished room in the basement providing flexible space for a home office, playroom, work out area or additional living space. Property Highlights: *3 bedrooms and 1 full bathroom, additional flex room in basement, large family room *Functional layout with room to personalize *Off-street parking *Fenced back yard Neighborhood: Great neighbors and located in an up and coming area with visible reinvestment. This neighborhood is seeing continued improvements and renewed interest. A great chance to get in early while values are trending upward. Don't miss out!!

4. 2025-07-21
   status Pending
5. 2025-07-14
   listed $110,000 Active
6. 2025-07-09
   historical
7. 2007-04-06
   soldstatus $59,000
8. 1994-04-18
   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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,977
• − Mortgage interest: −$5,546
• − Property taxes: −$1,190
• − Insurance: −$495
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$12
• − Depreciation: −$2,880
• Taxable income: $4,138
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,492/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 — Glasgow Village

• Score: 55/100
• State rank: #756
• US rank: #23451

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow Village, MO
• County: Saint Louis County · 888,823 people
• 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

+67.8% since first listed

8 events — show timeline

• 2026-05-16 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-07-21 Pending — MARIS as Distributed by MLS Grid
• 2025-07-14 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-07-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2007-04-06 Sold (Public Records) $59,000 Public Records
• 1994-04-18 Sold (Public Records) — Public Records

Property tax history

-3.5%/yr

Latest (2022): $1,190 · +1.0% YoY. Source: county tax records.