10521 Earl Dr · Castle Point, MO 63136

$32,500

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 244 Days on market

Built 1955 6,499 sqft lot $42/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Great Investment Opportunity! This property is being Sold As-Is!

Key facts

• 6,499 sq ft lot
• Built 1955
• Listed 244 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 12.9% in Castle Point — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 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); 376 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 35% 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 $1k of equity ($225 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — 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 $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.73% ✓
• Cap rate: 32.30%
• Cash-on-cash: 92.88%
• DSCR: 5.13
• GRM: 2.2

CMA / ARV

• ARV (median comp): $66,840
• List price: $32,500
• Delta: -51.38%
• 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
10429 Earl Dr	0.12mi	2/1.0	770 (0%)	1mo	$35,000	$45	93
10504 Duke Dr	0.09mi	2/1.0	770 (0%)	9mo	$115,000	$149	88
10417 Duke Dr	0.16mi	2/1.0	770 (0%)	7mo	$35,000	$45	86
10348 Earl Dr	0.22mi	3/1.0 (+1)	770 (0%)	4mo	$35,000	$45	82
10465 Lord Dr	0.09mi	3/1.5 (+1)	770 (0%)	11mo	$109,900	$143	80
10365 Lord Dr	0.22mi	3/1.0 (+1)	864 (+12%)	4mo	$87,000	$101	61
10236 Monarch Dr	0.43mi	3/1.5 (+1)	850 (+10%)	1mo	$35,000	$41	55
10140 Earl Dr	0.52mi	3/1.0 (+1)	737 (-4%)	10mo	$99,900	$136	55
10019 Lord Dr	0.73mi	2/1.0	795 (+3%)	7mo	$37,999	$48	55
10117 Royal Dr	0.59mi	3/1.0 (+1)	864 (+12%)	1mo	$35,000	$41	46
10117 Duke Dr	0.58mi	3/1.0 (+1)	864 (+12%)	5mo	$119,900	$139	44
10040 Lord Dr	0.68mi	2/1.0	672 (-13%)	5mo	$10,000	$15	43

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: 99.7%
• Equity multiple: 6.78×
• Total profit: $52,637
• Equity at exit: $16,081

10-year hold

• IRR: 99.3%
• Equity multiple: 14.93×
• Total profit: $126,793
• Equity at exit: $25,989

Cash invested: $9,100 (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: 376
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$170
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $704

Break-even live

Break-even rent $320

Max offer price $32,500

Occupancy floor 37%

Sensitivity live

Price	-10% $723	-5% $714	+0% $704	+5% $695	+10% $686
Rent	-10% $609	-5% $656	+0% $704	+5% $752	+10% $800
Rate	-1.0pp $721	-0.5pp $713	base $704	+0.5pp $696	+1.0pp $687

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	0.08mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	23d	1	0.11mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	0.14mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	0.16mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	0.19mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	0.20mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	0.20mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	0.23mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	16d	1	0.27mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.32mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.54mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.57mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.57mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.58mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	0.70mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	25d	1	0.70mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.78mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.86mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.89mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	0.91mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	16d	1	0.91mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	0.98mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	0.98mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	0.98mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	23d	1	0.98mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.98mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.08mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	1.08mi
1223 Rapid Dr Saint Louis, MO	3.0	1.0	1008	$1,095	$1.09	0d	1	1.10mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	6d	1	1.10mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	1.10mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	1.13mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	45d	1	1.13mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	1.14mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	45d	1	1.18mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,375	$1.51	0d	1	1.18mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.18mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	1.18mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	1.23mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	45d	1	1.27mi

Listing history 22 events

1. 2026-06-05
   status $32,500 Pending 244 DOM
2. 2026-06-03
   days on market $32,500 Active 244 DOM
3. 2026-06-02
   days on market $32,500 Active 243 DOM
4. 2026-06-01
   days on market $32,500 Active 242 DOM
5. 2026-05-31
   days on market $32,500 Active 241 DOM
6. 2026-04-15
   price $32,500 65-char remark

   Show marketing remark (65 chars)

   Great Investment Opportunity! This property is being Sold As-Is!

7. 2025-12-10
   price $34,500 65-char remark

   Show marketing remark (65 chars)

   Great Investment Opportunity! This property is being Sold As-Is!

8. 2025-11-22
   status Active 65-char remark

   Show marketing remark (65 chars)

   Great Investment Opportunity! This property is being Sold As-Is!

9. 2025-10-31
   status Pending 65-char remark

   Show marketing remark (65 chars)

   Great Investment Opportunity! This property is being Sold As-Is!

10. 2025-10-15
    status Active 65-char remark

    Show marketing remark (65 chars)

    Great Investment Opportunity! This property is being Sold As-Is!

11. 2025-10-15
    price $35,000 65-char remark

    Show marketing remark (65 chars)

    Great Investment Opportunity! This property is being Sold As-Is!

12. 2025-09-14
    price $35,500 65-char remark

    Show marketing remark (65 chars)

    Great Investment Opportunity! This property is being Sold As-Is!

13. 2025-08-27
    listed $39,900 Active 65-char remark

    Show marketing remark (65 chars)

    Great Investment Opportunity! This property is being Sold As-Is!

14. 2025-05-01
    historical
15. 2025-04-27
    price $45,500
16. 2025-03-17
    price $49,500
17. 2025-03-10
    listed $53,500 Active
18. 2003-12-17
    soldstatus $50,000
19. 2002-05-30
    soldstatus $20,551
20. 2000-02-03
    soldstatus $48,900
21. 1999-07-21
    soldstatus $12,500
22. 1988-06-01
    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: $822 · $69/mo
• Projected year-2 tax: $822 · $69/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: $14,534
• − Mortgage interest: −$1,821
• − Property taxes: −$822
• − Insurance: −$162
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$945
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $6,422/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

• Census place: Castle Point, MO
• 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

+160.0% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $32,500 MARIS as Distributed by MLS Grid
• 2025-12-10 Price Changed $34,500 MARIS as Distributed by MLS Grid
• 2025-11-22 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-31 Pending — MARIS as Distributed by MLS Grid
• 2025-10-15 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-15 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2025-09-14 Price Changed $35,500 MARIS as Distributed by MLS Grid
• 2025-08-27 Listed $39,900 MARIS as Distributed by MLS Grid
• 2025-05-01 Delisted — MARIS as Distributed by MLS Grid
• 2025-04-27 Price Changed $45,500 MARIS as Distributed by MLS Grid
• 2025-03-17 Price Changed $49,500 MARIS as Distributed by MLS Grid
• 2025-03-10 Listed $53,500 MARIS as Distributed by MLS Grid
• 2003-12-17 Sold (Public Records) $50,000 Public Records
• 2002-05-30 Sold (Public Records) $20,551 Public Records
• 2000-02-03 Sold (Public Records) $48,900 Public Records
• 1999-07-21 Sold (Public Records) $12,500 Public Records
• 1988-06-01 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2022): $822 · +0.4% YoY. Source: county tax records.