None · Riverview, MO 63137

$84,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 10 Days on market

Built 1937 6,956 sqft lot Est $107k · 21% 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 +15.0/15.0
• 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

Solid brick bungalow selling as is. Home has passed its Occupancy Inspection. This cozy 2 bedroom has a huge partially fenced backyard and a private driveway with a detached one car garage. Located just 2 minutes from I-270 and the Chain of Rocks Bridge to Illinois. Home was recently renovated. Has a spacious walk out basement that can easily be converted into additional living space. Any renovation materials and tools will be removed before closing. Owner has priced this one to sell fast. Negotiations are open for Buyers Agents, please be mindful of multiple offers. This is the perfect starter/retirement home. DONT PASS ON THIS REMARKABLE INVESTMENT OPPORTUNITY!

Key facts

• 6,956 sq ft lot
• Garage
• Built 1937

Property features AI

Finance

• Other: Private ownership
• HOA & community: No association

Exterior

• Parking: 2 total parking spaces; 1-car attached garage; 1 carport space
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Natural gas connected; Sewer connected
• Home design: Single family residence; House with one level; Updated/remodeled condition; Central living area accessibility feature
• Construction: Block construction; Block foundation
• Exterior features: Private yard; Chain link fencing; Adjoins wooded area; Packing shed on the property

Interior

• Kitchen: Cooktop
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Updated/remodeled interior; Other interior features
• Laundry & utility: Laundry in basement; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% 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 $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.
• Current owner paid $64k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $84,900

Questions for the listing agent

1. Built in 1937 — 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: 1.51% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.74%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $107,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10066 Dorothy Ave	0.29mi	2/1.0	916 (-7%)	1mo	$99,900	$109	74
10519 Renfrew Dr	0.54mi	3/1.5 (+1)	982 (-0%)	2mo	$95,000	$97	66
10300 Ross Cir	0.67mi	3/1.0 (+1)	980 (-0%)	1mo	$105,000	$107	62
161 Cameron Rd	0.73mi	3/1.0 (+1)	984 (0%)	1mo	$105,000	$107	60
10301 Renfrew Dr	0.21mi	3/1.0 (+1)	844 (-14%)	3mo	$110,000	$130	59
338 Lancashire Rd	0.48mi	3/1.0 (+1)	1,063 (+8%)	0mo	$99,000	$93	59
321 Caithness Rd	0.49mi	3/1.0 (+1)	902 (-8%)	3mo	$47,700	$53	56
10555 Gourock Dr	0.61mi	3/2.0 (+1)	918 (-7%)	3mo	$120,000	$131	49
10539 Renfrew Dr	0.58mi	3/1.0 (+1)	854 (-13%)	2mo	$119,900	$140	44
363 Shepley Dr	0.64mi	3/1.0 (+1)	854 (-13%)	3mo	$110,000	$129	41
240 Shepley Dr	0.74mi	3/1.0 (+1)	854 (-13%)	3mo	$55,000	$64	36
9737 Calumet Dr	0.66mi	3/2.0 (+1)	840 (-15%)	3mo	$149,500	$178	33

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: 19.5%
• Equity multiple: 1.83×
• Total profit: $19,718
• Equity at exit: $12,659

10-year hold

• IRR: 30.1%
• Equity multiple: 4.17×
• Total profit: $75,256
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$445
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $450

Break-even live

Break-even rent $708

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.13mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.18mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	0.23mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.27mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.27mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.29mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.31mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.32mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.35mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.35mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.36mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.36mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.44mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	43d	1	0.46mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.47mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	0.48mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	43d	1	0.49mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.50mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.50mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.50mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.50mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.53mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.54mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.54mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.54mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.55mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.56mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.56mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.56mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.57mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.58mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	0.59mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.59mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	0.61mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.62mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.64mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.64mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	0.64mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.67mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.69mi

Listing history 8 events

1. 2026-06-18
   days on market $84,900 Active 10 DOM
2. 2026-06-17
   days on market $84,900 Active 9 DOM
3. 2026-06-16
   days on market $84,900 Active 8 DOM
4. 2026-06-15
   days on market $84,900 Active 7 DOM
5. 2026-06-13
   days on market $84,900 Active 5 DOM
6. 2026-06-13
   days on market $84,900 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $84,900 Active 1 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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: $15,336
• − Mortgage interest: −$4,756
• − Property taxes: −$943
• − Insurance: −$424
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,470
• Taxable income: $4,290
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,376/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

+129.5% since first listed

12 events — show timeline

• 2026-06-08 Listed $84,900 MARIS as Distributed by MLS Grid
• 2026-06-08 Coming Soon $84,900 MARIS as Distributed by MLS Grid
• 2025-05-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-03-31 Pending — MARIS as Distributed by MLS Grid
• 2025-02-12 Listed $75,000 MARIS as Distributed by MLS Grid
• 2023-11-16 Delisted — MARIS as Distributed by MLS Grid
• 2023-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2023-06-20 Pending — MARIS as Distributed by MLS Grid
• 2023-06-16 Listed $45,000 MARIS as Distributed by MLS Grid
• 2002-06-13 Sold (Public Records) $63,500 Public Records
• 1996-11-19 Sold (Public Records) — Public Records
• 1984-01-01 Sold (Public Records) $37,000 Public Records

Property tax history

+2.1%/yr

Latest (2022): $943 · +1.0% YoY. Source: county tax records.