356 Scenic Dr · Riverview, MO 63137

$39,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 15 Days on market

Built 1970 0.28 ac lot ↓ 26% since listing

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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 +7.5/15.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2-bathroom home is ready for a full renovation, presenting an excellent opportunity for a buyer with vision to add significant value and customize the property. This asset is available as part of a one-off purchase or a portfolio deal. Contact the listing agent to explore packaging options with other properties.

Key facts

• 0.28 acre lot
• Built 1970
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.5% vs local median 13.2% in Riverview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#579 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, 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.
• Zoned schools: Danforth Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 271 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 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 $32k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.48% ✓
• Cap rate: 28.52%
• Cash-on-cash: 79.40%
• DSCR: 4.53
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $80,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 Scenic Dr	0.00mi	4/2.0 (+1)	1,252 (0%)	0mo	$39,900	$32	95
9920 Diamond Dr	0.35mi	2/1.0 (-1)	1,273 (+2%)	3mo	$33,352	$26	70
435 Adrian Dr	0.24mi	3/2.0	1,100 (-12%)	4mo	$45,000	$41	66
122 Coburg Dr	0.55mi	3/1.5	1,188 (-5%)	0mo	$10,000	$8	64
465 Bluff Dr	0.27mi	2/2.0 (-1)	1,333 (+6%)	10mo	$85,000	$64	63
10042 Lilac Ave	0.61mi	2/1.0 (-1)	1,282 (+2%)	2mo	$104,900	$82	57
9846 Lilac Dr	0.37mi	3/1.0	1,116 (-11%)	4mo	$55,000	$49	57
9916 Lilac Dr	0.42mi	3/1.0	1,352 (+8%)	9mo	$146,000	$108	56
555 Leeton Ave	0.63mi	3/1.0	1,320 (+5%)	5mo	$39,900	$30	53
9705 Riverview Dr	0.20mi	2/1.0 (-1)	1,066 (-15%)	10mo	$125,000	$117	49
10065 Denness Dr	0.63mi	3/1.5	1,413 (+13%)	1mo	$145,000	$103	46
10203 Hobkirk Dr	0.66mi	3/1.0	1,108 (-12%)	9mo	$105,000	$95	38

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: 83.9%
• Equity multiple: 5.11×
• Total profit: $45,885
• Equity at exit: $5,949

10-year hold

• IRR: 88.1%
• Equity multiple: 12.08×
• Total profit: $123,838
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$209
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $739

Break-even live

Break-even rent $453

Max offer price $39,900

Occupancy floor 42%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	0.11mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	43d	1	0.12mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	0.20mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	0.24mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.47mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.48mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.49mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	12d	1	0.55mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.56mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	0.58mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	0.66mi
368 Cameron Rd Saint Louis, MO	4.0	1.0	1628	$1,580	$0.97	43d	1	0.67mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.70mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.70mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.72mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	43d	1	0.74mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.75mi
10201 McCartney Ln Saint Louis, MO	3.0	2.0	1504	$1,565	$1.04	16d	1	0.79mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	0.86mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.87mi
10409 Renfrew Dr Saint Louis, MO	3.0	1.0	1644	$1,250	$0.76	23d	1	0.88mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.89mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.89mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	43d	1	0.89mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.95mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.03mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	4d	1	1.04mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	7d	1	1.04mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	1.04mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	1.05mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	1.07mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	1.10mi
10325 Lookaway Dr Saint Louis, MO	4.0	2.0	1248	$2,000	$1.60	10d	1	1.11mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	1.11mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	1.11mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	1.11mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	1.13mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	1.16mi
133 Perthshire Rd Saint Louis, MO	3.0	1.0	1225	$1,499	$1.22	43d	1	1.18mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.18mi

Listing history 12 events

1. 2025-12-11
   status Pending
2. 2025-11-26
   listed $39,900 Active
3. 2025-02-21
   status Pending
4. 2025-01-06
   listed $152,900 Active
5. 2008-07-01
   soldstatus $32,000
6. 2006-12-05
   soldstatus
7. 2006-12-05
   soldstatus $120,000
8. 2006-05-15
   soldstatus $61,500
9. 2004-06-17
   soldstatus $86,500
10. 2004-03-17
    soldstatus $47,000
11. 1997-04-25
    soldstatus $67,700
12. 1992-09-25
    soldstatus $54,000

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,669
• − Mortgage interest: −$2,235
• − Property taxes: −$1,588
• − Insurance: −$200
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$1,161
• Taxable income: $8,819
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $6,754/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 — Riverview

• Score: 58/100
• State rank: #579
• US rank: #20673

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverview, MO
• County: Saint Louis County · 888,823 people
• City population: 19,690
• 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

-26.1% since first listed

12 events — show timeline

• 2025-12-11 Pending — MARIS as Distributed by MLS Grid
• 2025-11-26 Listed $39,900 MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2025-01-06 Listed $152,900 MARIS as Distributed by MLS Grid
• 2008-07-01 Sold (Public Records) $32,000 Public Records
• 2006-12-05 Sold (Public Records) $120,000 Public Records
• 2006-12-05 Sold (Public Records) — Public Records
• 2006-05-15 Sold (Public Records) $61,500 Public Records
• 2004-06-17 Sold (Public Records) $86,500 Public Records
• 2004-03-17 Sold (Public Records) $47,000 Public Records
• 1997-04-25 Sold (Public Records) $67,700 Public Records
• 1992-09-25 Sold (Public Records) $54,000 Public Records

Property tax history

+5.3%/yr

Latest (2022): $1,588 · +1.0% YoY. Source: county tax records.