518 Banavie Dr · Glasgow Village, MO 63137

$109,900

3 bd · 1.0 ba · 932 sqft · SingleFamily public records · 17 Days on market

Built 1958 6,120 sqft lot Est $100k · 10% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.1/5.0
• ARV discount +2.9/15.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2-bath home offering incredible potential for the right buyer! Featuring a traditional layout with a living and dining room combo, and a spacious kitchen. The main floor includes one full bath, while the partially finished basement offers an additional bathroom and a generous recreation space—ideal for entertainment, extra living area, or storage. Convenient layout, solid structure, and room to reimagine your ideal design—don’t miss this opportunity!

Key facts

• Move-in ready
• Updated flooring
• Second full bathroom

Tags

• FINISHED BASEMENT SPACE
• REFRESHED KITCHEN
• UPDATED FLOORING
• SECOND FULL BATHROOM
• MOVE-IN READY

Property features AI

Exterior

• Parking: Additional off-street parking; Attached carport (1 space)
• Utilities: Public water; Public sewer; Electric service (Ameren)
• Home design: Single family residence; One level
• Construction: Stone veneer exterior
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Blinds; Partially finished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% 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: crime F, amenities F, commute 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); 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 $760 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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 $55k; list at $110k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.27% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $99,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Caithness Rd	0.34mi	3/1.0	902 (-3%)	3mo	$47,700	$53	76
10519 Renfrew Dr	0.25mi	3/1.5	982 (+5%)	2mo	$95,000	$97	76
10555 Gourock Dr	0.35mi	3/2.0	918 (-2%)	3mo	$120,000	$131	75
10301 Renfrew Dr	0.20mi	3/1.0	844 (-9%)	3mo	$110,000	$130	72
10539 Renfrew Dr	0.29mi	3/1.0	854 (-8%)	2mo	$119,900	$140	71
10066 Dorothy Ave	0.44mi	2/1.0 (-1)	916 (-2%)	1mo	$99,900	$109	70
534 Alcove Ave	0.34mi	3/1.0	996 (+7%)	3mo	$104,200	$105	70
363 Shepley Dr	0.37mi	3/1.0	854 (-8%)	3mo	$110,000	$129	66
338 Lancashire Rd	0.27mi	3/1.0	1,063 (+14%)	0mo	$99,000	$93	64
10300 Ross Cir	0.58mi	3/1.0	980 (+5%)	1mo	$105,000	$107	63
161 Cameron Rd	0.58mi	3/1.0	984 (+6%)	1mo	$105,000	$107	63
240 Shepley Dr	0.53mi	3/1.0	854 (-8%)	3mo	$55,000	$64	59

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: 9.8%
• Equity multiple: 1.40×
• Total profit: $12,311
• Equity at exit: $16,386

10-year hold

• IRR: 21.6%
• Equity multiple: 3.14×
• Total profit: $65,899
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$576
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $391

Break-even live

Break-even rent $906

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.08mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.13mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.17mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.19mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.20mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.21mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.21mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.24mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.26mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.26mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.27mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.28mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.31mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.31mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.34mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.35mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.35mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.36mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.37mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.37mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.37mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.38mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.39mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.41mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.42mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	0.42mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.42mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	1d	1	0.44mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	0.46mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.46mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.46mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.47mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.49mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.52mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.53mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.53mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.55mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.57mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.61mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.64mi

Listing history 13 events

1. 2026-06-18
   days on market $109,900 Active 17 DOM
2. 2026-06-17
   days on market $109,900 Active 16 DOM
3. 2026-06-16
   days on market $109,900 Active 15 DOM
4. 2026-06-15
   days on market $109,900 Active 14 DOM
5. 2026-06-13
   days on market $109,900 Active 12 DOM
6. 2026-06-13
   days on market $109,900 Active 11 DOM
7. 2026-06-09
   days on market $109,900 Active 8 DOM
8. 2026-06-08
   days on market $109,900 Active 7 DOM
9. 2026-06-07
   days on market $109,900 Active 6 DOM
10. 2026-06-05
    days on market $109,900 Active 3 DOM
11. 2026-06-03
    days on market $109,900 Active 2 DOM
12. 2026-06-02
    remarks 451-char remark
13. 2026-06-02
    listed $109,900 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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: $16,809
• − Mortgage interest: −$6,156
• − Property taxes: −$1,125
• − Insurance: −$550
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,197
• Taxable income: $3,091
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,946/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

+105.4% since first listed

11 events — show timeline

• 2026-06-01 Listed $109,900 MARIS as Distributed by MLS Grid
• 2026-03-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-29 Pending — MARIS as Distributed by MLS Grid
• 2026-01-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-09 Pending — MARIS as Distributed by MLS Grid
• 2026-01-07 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-01-07 Price Changed $65 MARIS as Distributed by MLS Grid
• 2025-12-17 Listed $83,000 MARIS as Distributed by MLS Grid
• 1997-05-08 Sold (Public Records) $55,145 Public Records
• 1994-08-30 Sold (Public Records) $57,500 Public Records
• 1988-09-01 Sold (Public Records) $53,500 Public Records

Property tax history

-0.0%/yr

Latest (2022): $1,125 · +1.0% YoY. Source: county tax records.