10726 Glen Garry Rd · Glasgow Village, MO 63137

$79,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 132 Days on market

Built 1955 6,433 sqft lot $86/sqft · 9% below area Est $88k · 9% under $1/mo HOA

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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 +11.7/15.0
• 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 MLS

Selling AS-IS! Seller has never occupied property. No Seller's Disclosure available. Seller do to no repairs. Property is currently occupied, please do not disturb tenant. MUST have an accepted contract to conduct and walk throughs or inspections. Check out this great investment opportunity! This three-bedroom; one-bathroom single family home located in unincorporated St. Louis County has been painted all neutral colors, contains the original hardwood floors, comes with kitchen appliances, a full unfinished basement with a brand new water heater. The property is currently occupied with monthly rental income of $1,000/month, plus $65/month for MSD.

Key facts

• Kitchen appliances
• 6,433 sq ft lot
• Built 1955

Tags

• ORIGINAL HARDWOOD FLOORS
• FULL UNFINISHED BASEMENT
• KITCHEN APPLIANCES
• MONTHLY RENTAL INCOME

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: $70k (12.0% 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 $552 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 132 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.76% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.04%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $88,049
• List price: $79,900
• Delta: -9.25%
• 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
10746 Glen Garry Rd	0.05mi	3/1.0	927 (0%)	1mo	$89,900	$97	97
151 Brigadoon Cir	0.17mi	3/1.0	927 (0%)	2mo	$34,900	$38	91
158 Monteith Cir	0.22mi	3/1.0	927 (0%)	0mo	$94,900	$102	89
200 Mcalpine Dr	0.13mi	3/2.0	927 (0%)	0mo	$90,000	$97	89
147 Monteith Cir	0.22mi	3/1.0	909 (-2%)	2mo	$24,900	$27	85
10640 Spring Garden Dr	0.16mi	3/1.0	873 (-6%)	1mo	$77,500	$89	82
10624 Spring Garden Dr	0.20mi	3/1.0	1,001 (+8%)	2mo	$24,900	$25	76
237 Ben Nevis Rd	0.29mi	3/1.0	873 (-6%)	1mo	$89,000	$102	76
161 Cameron Rd	0.59mi	3/1.0	984 (+6%)	1mo	$105,000	$107	62
240 Shepley Dr	0.55mi	3/1.0	854 (-8%)	3mo	$55,000	$64	59
10300 Ross Cir	0.73mi	3/1.0	980 (+6%)	1mo	$105,000	$107	55
363 Shepley Dr	0.71mi	3/1.0	854 (-8%)	3mo	$110,000	$129	51

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: 28.6%
• Equity multiple: 2.25×
• Total profit: $28,001
• Equity at exit: $11,913

10-year hold

• IRR: 38.1%
• Equity multiple: 5.19×
• Total profit: $93,628
• Equity at exit: $6,908

Cash invested: $22,372 (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: $1,405 high
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$33
• HOA: −$1
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $560

Break-even live

Break-even rent $696

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	23d	1	0.05mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	23d	1	0.05mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	43d	1	0.08mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	43d	1	0.09mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	17d	1	0.09mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	43d	1	0.14mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	23d	1	0.18mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.23mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.25mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.33mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	14d	1	0.37mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	43d	1	0.38mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.38mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	43d	1	0.39mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.50mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.57mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.57mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.58mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.62mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.62mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	1d	1	0.65mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.67mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.72mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.74mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.74mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.74mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.75mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.78mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.78mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.80mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.80mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.84mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.85mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.89mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.89mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.91mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.94mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.98mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	1.02mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	1.03mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: water

Listing history 31 events

1. 2026-06-18
   days on market $79,900 Active 132 DOM
2. 2026-06-17
   days on market $79,900 Active 131 DOM
3. 2026-06-16
   days on market $79,900 Active 130 DOM
4. 2026-06-15
   days on market $79,900 Active 129 DOM
5. 2026-06-13
   days on market $79,900 Active 127 DOM
6. 2026-06-13
   days on market $79,900 Active 126 DOM
7. 2026-06-09
   days on market $79,900 Active 123 DOM
8. 2026-06-08
   days on market $79,900 Active 122 DOM
9. 2026-06-07
   days on market $79,900 Active 121 DOM
10. 2026-06-05
    days on market $79,900 Active 118 DOM
11. 2026-06-03
    days on market $79,900 Active 117 DOM
12. 2026-06-02
    days on market $79,900 Active 116 DOM
13. 2026-06-01
    days on market $79,900 Active 115 DOM
14. 2026-05-31
    days on market $79,900 Active 114 DOM
15. 2026-05-05
    price $79,900 656-char remark

    Show marketing remark (656 chars)

    Selling AS-IS! Seller has never occupied property. No Seller's Disclosure available. Seller do to no repairs. Property is currently occupied, please do not disturb tenant. MUST have an accepted contract to conduct and walk throughs or inspections. Check out this great investment opportunity! This three-bedroom; one-bathroom single family home located in unincorporated St. Louis County has been painted all neutral colors, contains the original hardwood floors, comes with kitchen appliances, a full unfinished basement with a brand new water heater. The property is currently occupied with monthly rental income of $1,000/month, plus $65/month for MSD.

16. 2026-03-19
    price $84,900 656-char remark

    Show marketing remark (656 chars)

    Selling AS-IS! Seller has never occupied property. No Seller's Disclosure available. Seller do to no repairs. Property is currently occupied, please do not disturb tenant. MUST have an accepted contract to conduct and walk throughs or inspections. Check out this great investment opportunity! This three-bedroom; one-bathroom single family home located in unincorporated St. Louis County has been painted all neutral colors, contains the original hardwood floors, comes with kitchen appliances, a full unfinished basement with a brand new water heater. The property is currently occupied with monthly rental income of $1,000/month, plus $65/month for MSD.

17. 2026-02-06
    listed $89,900 Active 656-char remark

    Show marketing remark (656 chars)

    Selling AS-IS! Seller has never occupied property. No Seller's Disclosure available. Seller do to no repairs. Property is currently occupied, please do not disturb tenant. MUST have an accepted contract to conduct and walk throughs or inspections. Check out this great investment opportunity! This three-bedroom; one-bathroom single family home located in unincorporated St. Louis County has been painted all neutral colors, contains the original hardwood floors, comes with kitchen appliances, a full unfinished basement with a brand new water heater. The property is currently occupied with monthly rental income of $1,000/month, plus $65/month for MSD.

18. 2024-12-05
    historical $1,150
19. 2024-05-17
    price $1,150
20. 2024-04-27
    listed $1,200
21. 2022-11-02
    soldstatus $73,700
22. 2022-10-31
    soldstatus Closed 232-char remark

    Show marketing remark (232 chars)

    This is a nice 3 bedroom house and it is ready to move in or buy as an investor! The house has been recently remodeled and is ready for someone to live in it. Rents in the area are $1,000 to $1,075. Don't let this one get away!

23. 2022-09-28
    status Pending 232-char remark

    Show marketing remark (232 chars)

    This is a nice 3 bedroom house and it is ready to move in or buy as an investor! The house has been recently remodeled and is ready for someone to live in it. Rents in the area are $1,000 to $1,075. Don't let this one get away!

24. 2022-09-22
    listed $79,000 Active 232-char remark

    Show marketing remark (232 chars)

    This is a nice 3 bedroom house and it is ready to move in or buy as an investor! The house has been recently remodeled and is ready for someone to live in it. Rents in the area are $1,000 to $1,075. Don't let this one get away!

25. 2018-01-31
    soldstatus $32,500
26. 2018-01-31
    soldstatus $40,000
27. 2017-11-06
    soldstatus $10,000
28. 2008-07-09
    soldstatus
29. 2008-07-09
    soldstatus $30,000
30. 2008-07-09
    soldstatus $39,000
31. 2004-04-16
    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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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: $16,861
• − Mortgage interest: −$4,476
• − Property taxes: −$1,160
• − Insurance: −$400
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$12
• − Depreciation: −$2,324
• Taxable income: $5,792
• Est. tax owed @ 24.0%: −$1,390
• 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

+166.3% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $89,900 MARIS as Distributed by MLS Grid
• 2024-12-05 Rental Removed $1,150 PROPERTYWARE
• 2024-05-17 Price Changed $1,150 PROPERTYWARE
• 2024-04-27 Listed for Rent $1,200 PROPERTYWARE
• 2022-11-02 Sold (Public Records) $73,700 Public Records
• 2022-10-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-28 Pending — MARIS as Distributed by MLS Grid
• 2022-09-22 Listed $79,000 MARIS as Distributed by MLS Grid
• 2018-01-31 Sold (Public Records) $40,000 Public Records
• 2018-01-31 Sold (Public Records) $32,500 Public Records
• 2017-11-06 Sold (Public Records) $10,000 Public Records
• 2008-07-09 Sold (Public Records) $39,000 Public Records
• 2008-07-09 Sold (Public Records) $30,000 Public Records
• 2008-07-09 Sold (Public Records) — Public Records
• 2004-04-16 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2022): $1,160 · +1.0% YoY. Source: county tax records.