10605 Spring Garden Dr · Glasgow Village, MO 63137

$79,700

3 bd · 1.0 ba · 873 sqft · SingleFamily public records · 106 Days on market

Built 1954 7,139 sqft lot $91/sqft · at area comps Est $76k · at est.

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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 +5.6/15.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable ranch-style home offering practical living space, multiple off-street parking options, and strong value for buyers seeking an attainable homeownership opportunity or investment property. This home features a functional layout with a spacious living room, efficient galley kitchen, neutral finishes, and comfortable everyday living space. A detached one-car garage plus a one-car carport provide added convenience for parking, storage, or workspace, while the yard offers usable outdoor space for relaxation or recreation. With a manageable footprint and straightforward design, this property is ideal for buyers who value affordability, simplicity, and long-term potential. Investors will appreciate the rental appeal, with similar homes in the area renting for up to $1,200 per month. Owner-occupants may also qualify for up to $7,500 in Down Payment Assistance, helping reduce upfront costs. Conveniently located near major highways, schools, parks, shopping, and everyday amenities, this home offers easy access to work and daily needs while maintaining suburban value. Property is being sold as-is. Seller to make no repairs or inspections. A great opportunity for buyers looking for affordability, functionality, and room to make it their own.

Key facts

• 7,139 sq ft lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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); 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 $551 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $72,527 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.78% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.13%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $76,461
• List price: $79,700
• Delta: 4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10640 Spring Garden Dr	0.09mi	3/1.0	873 (0%)	1mo	$77,500	$89	95
237 Ben Nevis Rd	0.21mi	3/1.0	873 (0%)	1mo	$89,000	$102	90
200 Mcalpine Dr	0.19mi	3/2.0	927 (+6%)	0mo	$90,000	$97	77
10746 Glen Garry Rd	0.28mi	3/1.0	927 (+6%)	1mo	$89,900	$97	76
151 Brigadoon Cir	0.33mi	3/1.0	927 (+6%)	2mo	$34,900	$38	73
147 Monteith Cir	0.40mi	3/1.0	909 (+4%)	2mo	$24,900	$27	73
10624 Spring Garden Dr	0.05mi	3/1.0	1,001 (+15%)	2mo	$24,900	$25	72
158 Monteith Cir	0.38mi	3/1.0	927 (+6%)	0mo	$94,900	$102	71
363 Shepley Dr	0.58mi	3/1.0	854 (-2%)	3mo	$110,000	$129	67
321 Caithness Rd	0.61mi	3/1.0	902 (+3%)	3mo	$47,700	$53	64
161 Cameron Rd	0.37mi	3/1.0	984 (+13%)	1mo	$105,000	$107	61
10300 Ross Cir	0.51mi	3/1.0	980 (+12%)	1mo	$105,000	$107	55

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: 28.8%
• Equity multiple: 2.26×
• Total profit: $28,102
• Equity at exit: $11,884

10-year hold

• IRR: 38.2%
• Equity multiple: 5.21×
• Total profit: $93,944
• Equity at exit: $6,891

Cash invested: $22,316 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$418
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $560

Break-even live

Break-even rent $706

Max offer price $79,700

Occupancy floor 55%

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	24d	1	0.01mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.10mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	24d	1	0.15mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	0.16mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.16mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.18mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	24d	1	0.22mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.22mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	0.26mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	0.27mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.27mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.28mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	0.31mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.32mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.41mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.43mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.46mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.46mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.48mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.49mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.50mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.51mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.58mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.59mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.60mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.62mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.62mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.63mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.63mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.65mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.67mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.70mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.73mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.75mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.77mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.78mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.80mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.82mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.85mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.87mi

Listing history 14 events

1. 2026-05-16
   price $79,700 1264-char remark

   Show marketing remark (1264 chars)

   Affordable ranch-style home offering practical living space, multiple off-street parking options, and strong value for buyers seeking an attainable homeownership opportunity or investment property. This home features a functional layout with a spacious living room, efficient galley kitchen, neutral finishes, and comfortable everyday living space. A detached one-car garage plus a one-car carport provide added convenience for parking, storage, or workspace, while the yard offers usable outdoor space for relaxation or recreation. With a manageable footprint and straightforward design, this property is ideal for buyers who value affordability, simplicity, and long-term potential. Investors will appreciate the rental appeal, with similar homes in the area renting for up to $1,200 per month. Owner-occupants may also qualify for up to $7,500 in Down Payment Assistance, helping reduce upfront costs. Conveniently located near major highways, schools, parks, shopping, and everyday amenities, this home offers easy access to work and daily needs while maintaining suburban value. Property is being sold as-is. Seller to make no repairs or inspections. A great opportunity for buyers looking for affordability, functionality, and room to make it their own.

2. 2026-04-02
   price $84,700 1264-char remark

   Show marketing remark (1264 chars)

   Affordable ranch-style home offering practical living space, multiple off-street parking options, and strong value for buyers seeking an attainable homeownership opportunity or investment property. This home features a functional layout with a spacious living room, efficient galley kitchen, neutral finishes, and comfortable everyday living space. A detached one-car garage plus a one-car carport provide added convenience for parking, storage, or workspace, while the yard offers usable outdoor space for relaxation or recreation. With a manageable footprint and straightforward design, this property is ideal for buyers who value affordability, simplicity, and long-term potential. Investors will appreciate the rental appeal, with similar homes in the area renting for up to $1,200 per month. Owner-occupants may also qualify for up to $7,500 in Down Payment Assistance, helping reduce upfront costs. Conveniently located near major highways, schools, parks, shopping, and everyday amenities, this home offers easy access to work and daily needs while maintaining suburban value. Property is being sold as-is. Seller to make no repairs or inspections. A great opportunity for buyers looking for affordability, functionality, and room to make it their own.

3. 2026-02-12
   listed $94,200 Active 1264-char remark

   Show marketing remark (1264 chars)

   Affordable ranch-style home offering practical living space, multiple off-street parking options, and strong value for buyers seeking an attainable homeownership opportunity or investment property. This home features a functional layout with a spacious living room, efficient galley kitchen, neutral finishes, and comfortable everyday living space. A detached one-car garage plus a one-car carport provide added convenience for parking, storage, or workspace, while the yard offers usable outdoor space for relaxation or recreation. With a manageable footprint and straightforward design, this property is ideal for buyers who value affordability, simplicity, and long-term potential. Investors will appreciate the rental appeal, with similar homes in the area renting for up to $1,200 per month. Owner-occupants may also qualify for up to $7,500 in Down Payment Assistance, helping reduce upfront costs. Conveniently located near major highways, schools, parks, shopping, and everyday amenities, this home offers easy access to work and daily needs while maintaining suburban value. Property is being sold as-is. Seller to make no repairs or inspections. A great opportunity for buyers looking for affordability, functionality, and room to make it their own.

4. 2026-02-09
   historical $94,200 1264-char remark

   Show marketing remark (1264 chars)

   Affordable ranch-style home offering practical living space, multiple off-street parking options, and strong value for buyers seeking an attainable homeownership opportunity or investment property. This home features a functional layout with a spacious living room, efficient galley kitchen, neutral finishes, and comfortable everyday living space. A detached one-car garage plus a one-car carport provide added convenience for parking, storage, or workspace, while the yard offers usable outdoor space for relaxation or recreation. With a manageable footprint and straightforward design, this property is ideal for buyers who value affordability, simplicity, and long-term potential. Investors will appreciate the rental appeal, with similar homes in the area renting for up to $1,200 per month. Owner-occupants may also qualify for up to $7,500 in Down Payment Assistance, helping reduce upfront costs. Conveniently located near major highways, schools, parks, shopping, and everyday amenities, this home offers easy access to work and daily needs while maintaining suburban value. Property is being sold as-is. Seller to make no repairs or inspections. A great opportunity for buyers looking for affordability, functionality, and room to make it their own.

5. 2022-12-12
   historical
6. 2017-12-21
   soldstatus $1,730,000
7. 2016-12-07
   soldstatus $1,206,000
8. 2015-12-29
   soldstatus $3,793,388
9. 2010-07-09
   soldstatus $19,900
10. 2009-01-07
    soldstatus
11. 2007-04-12
    soldstatus $95,000
12. 2006-09-15
    soldstatus $51,000
13. 2006-05-31
    soldstatus
14. 1963-05-29
    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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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: $16,989
• − Mortgage interest: −$4,464
• − Property taxes: −$1,282
• − Insurance: −$398
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,319
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $5,331/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

+56.3% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $79,700 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $84,700 MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $94,200 MARIS as Distributed by MLS Grid
• 2026-02-09 Coming Soon $94,200 MARIS as Distributed by MLS Grid
• 2022-12-12 Rental Removed — RENT.
• 2017-12-21 Sold (Public Records) $1,730,000 Public Records
• 2016-12-07 Sold (Public Records) $1,206,000 Public Records
• 2015-12-29 Sold (Public Records) $3,793,388 Public Records
• 2010-07-09 Sold (Public Records) $19,900 Public Records
• 2009-01-07 Sold (Public Records) — Public Records
• 2007-04-12 Sold (Public Records) $95,000 Public Records
• 2006-09-15 Sold (Public Records) $51,000 Public Records
• 2006-05-31 Sold (Public Records) — Public Records
• 1963-05-29 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2022): $1,282 · +1.0% YoY. Source: county tax records.