10247 Valley Dr · Glasgow Village, MO 63137

$74,900

3 bd · 1.5 ba · 942 sqft · SingleFamily public records · 51 Days on market

Built 1957 7,566 sqft lot $80/sqft · 10% below area Est $83k · 10% 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 +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this warm and inviting ranch-style home, located in the established Glasgow Village neighborhood. Built in 1958, this residence offers a simple and efficient floor plan featuring 3 bedrooms and 1.5 bathrooms across approximately 942 square feet of living space. The home is built on a solid slab foundation and is situated on a 0.17-acre corner lot, providing a manageable yard with a classic brick and frame exterior. Fully verified by public records, this property offers a straightforward living opportunity within the Riverview Gardens School District, providing the ease of single-level living in a traditional residential setting.

Key facts

• Single level living
• Ranch style home
• Corner lot

Tags

• RANCH STYLE HOME
• SOLID SLAB FOUNDATION
• CORNER LOT
• BRICK AND FRAME EXTERIOR
• SINGLE LEVEL LIVING

Property features AI

Finance

• Other: Above-grade finished living area reported as 942 (source: assessor/appraiser)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Has a 1-car carport
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family residential house; One level
• Construction: Vinyl siding; Composition roof; Slab foundation; Built year from public records
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 61 x 124

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Fireplace in the living room; Full basement; No built-in appliances listed
• Laundry & utility: No washer/dryer or other laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 12.2% in Glasgow Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($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 $518 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $83,246
• List price: $74,900
• Delta: -10.03%
• 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
10519 Renfrew Dr	0.36mi	3/1.5	982 (+4%)	2mo	$95,000	$97	74
534 Alcove Ave	0.28mi	3/1.0	996 (+6%)	3mo	$104,200	$105	73
10301 Renfrew Dr	0.13mi	3/1.0	844 (-10%)	3mo	$110,000	$130	72
321 Caithness Rd	0.36mi	3/1.0	902 (-4%)	3mo	$47,700	$53	72
10555 Gourock Dr	0.46mi	3/2.0	918 (-2%)	3mo	$120,000	$131	70
10066 Dorothy Ave	0.38mi	2/1.0 (-1)	916 (-3%)	2mo	$99,900	$109	70
10300 Ross Cir	0.58mi	3/1.0	980 (+4%)	1mo	$105,000	$107	63
10539 Renfrew Dr	0.40mi	3/1.0	854 (-9%)	2mo	$119,900	$140	62
161 Cameron Rd	0.61mi	3/1.0	984 (+4%)	1mo	$105,000	$107	61
338 Lancashire Rd	0.33mi	3/1.0	1,063 (+13%)	0mo	$99,000	$93	61
363 Shepley Dr	0.47mi	3/1.0	854 (-9%)	3mo	$110,000	$129	58
240 Shepley Dr	0.59mi	3/1.0	854 (-9%)	3mo	$55,000	$64	52

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: 30.3%
• Equity multiple: 2.33×
• Total profit: $27,885
• Equity at exit: $11,168

10-year hold

• IRR: 39.5%
• Equity multiple: 5.38×
• Total profit: $91,921
• Equity at exit: $6,476

Cash invested: $20,972 (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: 203
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$393
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $548

Break-even live

Break-even rent $674

Max offer price $74,900

Occupancy floor 55%

Sensitivity live

Price	-10% $590	-5% $569	+0% $548	+5% $526	+10% $505
Rent	-10% $440	-5% $494	+0% $548	+5% $602	+10% $656
Rate	-1.0pp $585	-0.5pp $567	base $548	+0.5pp $528	+1.0pp $508

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.01mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.11mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	0d	1	0.15mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.15mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,270	$1.42	0d	1	0.17mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	19d	1	0.18mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,350	$1.60	0d	1	0.23mi
515 Topaz Ave Saint Louis, MO	3.0	2.0	912	$1,245	$1.37	0d	1	0.23mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	0.27mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.29mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.29mi
345 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	0.31mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	0.31mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,295	$1.16	0d	1	0.33mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	12d	1	0.33mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	0d	1	0.34mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	9d	1	0.34mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	24d	1	0.35mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	0.35mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	14d	1	0.35mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	0d	1	0.35mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.37mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	24d	1	0.38mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	0.38mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.39mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	0.39mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	19d	1	0.40mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	25d	1	0.40mi
301 Estridge Rd Saint Louis, MO	3.0	1.0	981	$1,450	$1.48	0d	1	0.42mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	25d	1	0.44mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	0.44mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	5d	1	0.44mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	0.44mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	0d	1	0.46mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	6d	1	0.46mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	45d	1	0.46mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	0d	1	0.48mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	0.48mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	25d	1	0.49mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	14d	1	0.49mi

Listing history 21 events

1. 2026-06-21
   days on market $74,900 Active 51 DOM
2. 2026-06-18
   days on market $74,900 Active 48 DOM
3. 2026-06-17
   days on market $74,900 Active 47 DOM
4. 2026-06-16
   days on market $74,900 Active 46 DOM
5. 2026-06-15
   days on market $74,900 Active 45 DOM
6. 2026-06-13
   days on market $74,900 Active 43 DOM
7. 2026-06-13
   pricedays on market $74,900 Active 42 DOM
8. 2026-06-09
   days on market $84,900 Active 39 DOM
9. 2026-06-08
   days on market $84,900 Active 38 DOM
10. 2026-06-07
    days on market $84,900 Active 37 DOM
11. 2026-06-05
    days on market $84,900 Active 34 DOM
12. 2026-06-03
    days on market $84,900 Active 33 DOM
13. 2026-06-02
    days on market $84,900 Active 32 DOM
14. 2026-06-01
    days on market $84,900 Active 31 DOM
15. 2026-05-31
    days on market $84,900 Active 30 DOM
16. 2026-05-01
    listed $84,900 Active 647-char remark
17. 2019-09-03
    soldstatus $50,683
18. 2018-06-05
    soldstatus $650,000
19. 2015-10-14
    soldstatus $40,000
20. 2015-02-03
    soldstatus $13,250
21. 2014-12-22
    soldstatus $8,500

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: $16,409
• − Mortgage interest: −$4,196
• − Property taxes: −$1,304
• − Insurance: −$374
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,179
• Taxable income: $5,730
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,196/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

+781.2% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $84,900 MARIS as Distributed by MLS Grid
• 2019-09-03 Sold (Public Records) $50,683 Public Records
• 2018-06-05 Sold (Public Records) $650,000 Public Records
• 2015-10-14 Sold (Public Records) $40,000 Public Records
• 2015-02-03 Sold (Public Records) $13,250 Public Records
• 2014-12-22 Sold (Public Records) $8,500 Public Records

Property tax history

+2.0%/yr

Latest (2022): $1,304 · +1.0% YoY. Source: county tax records.