10249 Count Dr · Castle Point, MO 63136

$135,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 16 Days on market

Built 1960 5,201 sqft lot

---

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 +20.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Welcome to this beautifully renovated home in the up-and-coming Castle Point neighborhood. Castle Point is being transformed house by house and street by street, and this property is a great opportunity to own an affordable, move-in-ready home. This home has been fully updated from top to bottom, featuring new flooring, fresh paint, new fixtures, an updated bathroom, new HVAC, new roof, new windows, freshly painted exterior, fresh landscaping, and a brand-new kitchen. You name it, this house has it. The main floor offers three bedrooms and one bathroom, while the finished lower level includes an additional legal bedroom and a large open-concept basement area, perfect for storage, extra livi

Key facts

• Fresh paint
• Fully updated
• New hvac

Tags

• FULLY UPDATED
• NEW FLOORING
• FRESH PAINT
• NEW FIXTURES
• UPDATED BATHROOM
• NEW HVAC

Property features AI

Finance

• Other: Home warranty included

Exterior

• Utilities: Public water; Public sewer; 220 volt electric service; Electricity available
• Home design: Single-family residential; Two levels; Estimated living area 1,776 total (split between above and below grade)
• Construction: Aluminum siding
• Exterior features: Back yard fencing; Back yard

Interior

• Bedrooms: 4 bedrooms total — 3 on the main level, 1 in the lower level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood flooring; 8+ ft poured basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (4.9% below list).
• Recommended offer: $129k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 13.0% in Castle Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% 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 (+5.0%/yr); 372 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 38% 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 $6k of equity ($940 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $136k implies a 1599% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $129,264 (4.9% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $87,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10501 Baron Dr	0.20mi	3/1.0	888 (0%)	2mo	$99,000	$111	89
10365 Lord Dr	0.07mi	3/1.0	864 (-3%)	4mo	$87,000	$101	89
10512 Count Dr	0.22mi	3/1.0	888 (0%)	4mo	$105,000	$118	86
10236 Monarch Dr	0.16mi	3/1.5	850 (-4%)	1mo	$35,000	$41	83
10228 Viscount Dr	0.23mi	3/1.5	925 (+4%)	2mo	$155,000	$168	78
10117 Royal Dr	0.41mi	3/1.0	864 (-3%)	1mo	$35,000	$41	76
10348 Earl Dr	0.15mi	3/1.0	770 (-13%)	4mo	$35,000	$45	68
10429 Earl Dr	0.17mi	2/1.0 (-1)	770 (-13%)	1mo	$35,000	$45	64
10127 Monarch Dr	0.31mi	3/1.5	1,015 (+14%)	1mo	$155,000	$153	59
9984 Duke Dr	0.59mi	3/1.0	960 (+8%)	1mo	$54,000	$56	58
10067 Prince Dr	0.55mi	2/2.0 (-1)	945 (+6%)	3mo	$25,000	$26	52
9850 Monarch Dr	0.67mi	3/2.0	1,014 (+14%)	2mo	$99,900	$99	39

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: 15.7%
• Equity multiple: 1.95×
• Total profit: $36,012
• Equity at exit: $67,242

10-year hold

• IRR: 17.7%
• Equity multiple: 3.88×
• Total profit: $109,566
• Equity at exit: $108,674

Cash invested: $38,052 (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: 372
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$713
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $177

Break-even live

Break-even rent $1,068

Max offer price $135,900

Occupancy floor 81%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.05mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	0.06mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.10mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	0.15mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.19mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.21mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.31mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.32mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.36mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.36mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.39mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.40mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.47mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.57mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.65mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.69mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.69mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.78mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.78mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.80mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.83mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.87mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	2d	1	0.89mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.94mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.98mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.98mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.05mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	1.06mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	1.08mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.09mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.13mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.19mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.20mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.20mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.21mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	1.21mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	1.23mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	1.26mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.31mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $135,900 Active 16 DOM
2. 2026-06-17
   price $135,900 Active 15 DOM
3. 2026-06-17
   days on market $139,900 Active 15 DOM
4. 2026-06-16
   days on market $139,900 Active 14 DOM
5. 2026-06-15
   days on market $139,900 Active 13 DOM
6. 2026-06-13
   days on market $139,900 Active 11 DOM
7. 2026-06-13
   days on market $139,900 Active 10 DOM
8. 2026-06-09
   days on market $139,900 Active 7 DOM
9. 2026-06-08
   days on market $139,900 Active 6 DOM
10. 2026-06-07
    days on market $139,900 Active 5 DOM
11. 2026-06-05
    days on market $139,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $139,900 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: $894 · $74/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$425/yr (+$35/mo · 47.5%)

ⓘ 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: $15,512
• − Mortgage interest: −$7,613
• − Property taxes: −$894
• − Insurance: −$680
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,953
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,155/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

+366.3% since first listed

5 events — show timeline

• 2026-06-02 Listed $139,900 MARIS as Distributed by MLS Grid
• 2010-08-20 Sold (Public Records) $8,000 Public Records
• 2006-06-21 Sold (Public Records) $30,000 Public Records
• 2006-06-21 Sold (Public Records) $30,000 Public Records
• 1960-11-04 Sold (Public Records) $30,000 Public Records

Property tax history

-8.0%/yr

Latest (2022): $894 · +0.4% YoY. Source: county tax records.