2136 Riding Spur Dr · Maryland Heights, MO 63146

$395,000

3 bd · 2.5 ba · 1,875 sqft · SingleFamily public records · 3 Days on market

Built 1988 8,712 sqft lot $211/sqft · 26% above area Est $434k · 9% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

Gracious 1.5-story home in the highly rated Parkway School District offering 2,602 finished sq. ft. , 4 baths and an ideal floor plan! The main-level primary suite features a luxury bath and walk-in closet, while the welcoming upper level includes two extra bedrooms, full bath and versatile loft space. Enjoy main-floor laundry and an open vaulted layout highlighted by an impressive two-story great room filled with streaming natural light, gas fireplace and granite-topped bar area. Expansive kitchen and breakfast room with abundant cabinets, granite counters, center island and bay window with French door. Move-in ready with neutral decor, gleaming wood floors, striking wood staircase, closet

Key facts

• Expansive kitchen
• Two-story great room
• Finished lower level

Tags

• MAIN-LEVEL PRIMARY SUITE
• TWO-STORY GREAT ROOM
• EXPANSIVE KITCHEN
• FINISHED LOWER LEVEL
• RELAXING HOT TUB AREA
• DECORATIVE PALLADIUM WINDOWS

Property features AI

Finance

• Other: Living area information available from public records (total living area recorded); Directions: Marine Ave to Marine Terrace Dr, Rt on Riding Spur Dr; or Marine Ave to Polo Parc Dr, Left on Riding Spur Dr
• HOA & community: Polo Parc HOA with annual fee of $500 covering common area maintenance; Association management

Exterior

• Parking: Attached, covered garage facing front; 2-car garage (approximately 20 x 20) — 2 parking spaces total
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Ameren electric service; Electricity connected; Natural gas connected; Water available
• Home design: Single-family residence; Private ownership; Updated/remodeled condition; One and one-half levels; House structure
• Construction: Brick and frame construction; Architectural shingle roof; Concrete perimeter foundation; Basement present (partially finished)
• Exterior features: Front porch; Patio; Back yard with landscaping and a few trees; Irregular lot; Concrete road frontage on a city street

Interior

• Kitchen: Electric cooktop; Range; Dishwasher; Disposal; Microwave; Refrigerator; Kitchen island
• Bedrooms: 3 bedrooms total, including 1 main-level bedroom and 2 upper-level bedrooms; Loft (upper level); Den (lower level); Office (lower level); Recreation room (lower level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Granite counters; Kitchen island; Vaulted ceilings; Double-pane windows with screens; Gas log fireplace in the great room; Basement partially finished with storage and an 8'+ poured concrete area; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-888 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (39.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (45.0% below list).
• Recommended offer: $217k (45.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mckelvey Primary (234 students, 8% FRL); North High (math 35% / reading 70%, grade C-, #89 of 521 statewide, top 17%, 1,074 students, 34% FRL).
• Market conditions: Rents soft (-3.0%/yr); 170 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $230k; list at $395k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $217,214 (45.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.63%
• DSCR: 0.57
• GRM: 15.2

CMA / ARV

• ARV (median comp): $434,139
• List price: $395,000
• Delta: -9.02%
• 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
12935 Polo Parc Dr	0.09mi	3/2.5	1,836 (-2%)	10mo	$425,000	$231	84
2132 Riding Spur Dr	0.01mi	4/3.0 (+1)	1,751 (-7%)	13mo	$325,000	$186	71
12833 Polo Parc Dr	0.14mi	4/3.5 (+1)	2,055 (+10%)	10mo	$449,500	$219	60
1431 Glenlea Dr	0.58mi	3/2.0	1,868 (-0%)	13mo	$295,000	$158	60
12853 Glenbernie Ln	0.36mi	3/2.0	1,649 (-12%)	5mo	$295,000	$179	57
12725 Bennington Common Ln	0.66mi	3/2.5	2,055 (+10%)	1mo	$299,900	$146	53
12792 Bennington Common Ln	0.66mi	3/3.0	1,720 (-8%)	1mo	$265,000	$154	52
1433 Glenlea Dr	0.58mi	3/2.0	1,605 (-14%)	1mo	$335,000	$209	46
1834 Chelmsford Ct	0.69mi	4/3.0 (+1)	2,000 (+7%)	7mo	$359,900	$180	44
12712 Glenette Dr	0.68mi	3/2.0	1,708 (-9%)	12mo	$335,000	$196	42
1956 Lakehurst Dr	0.60mi	4/2.5 (+1)	2,120 (+13%)	5mo	$464,900	$219	41
1923 Springtree Dr	0.70mi	3/3.0	2,040 (+9%)	14mo	$389,900	$191	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $152,178
• Equity at exit: $355,847

10-year hold

• IRR: 15.6%
• Equity multiple: 5.35×
• Total profit: $481,114
• Equity at exit: $767,398

Cash invested: $110,600 (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 63146

• Home prices YoY: 4.9%
• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$326 /mo · $3,908/yr
• Insurance: −$165
• HOA: −$42
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-888

Break-even live

Break-even rent $3,296

Max offer price $238,182

Occupancy floor —

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2050 Lakerun Ct Maryland Heights, MO	1.0–3.0	1.0–2.5	1213	$2,180	$1.80	2d	15	0.70mi
1951 Oberlin Dr St. Louis, MO	1.0–3.0	1.0–2.5	993	$2,128	$2.14	2d	23	0.71mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	44d	1	0.77mi
1895 Boulder Springs Dr St. Louis, MO	1.0–3.0	1.0–2.5	1083	$2,900	$2.68	2d	6	1.13mi
12401 Boulder Springs Pkwy St. Louis, MO	1.0–3.0	1.0–2.0	1006	$2,867	$2.85	2d	10	1.20mi
12082 Foxpoint Dr Maryland Heights, MO	3.0	3.0	1934	$2,591	$1.34	2d	1	1.23mi
2302 Canyonlands Dr Unit E Maryland Heights, MO	3.0	2.0	1442	$1,800	$1.25	44d	1	1.24mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 6 events

1. 2026-05-17
   status Pending 1607-char remark
2. 2026-05-13
   listed $395,000 Active 1607-char remark
3. 2001-09-04
   soldstatus $229,900
4. 1994-10-31
   soldstatus $150,000
5. 1990-05-01
   soldstatus $143,500
6. 1988-11-01
   soldstatus $153,280

ⓘ 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: $3,908 · $326/mo
• Projected year-2 tax: $3,908 · $326/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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,066
• − Mortgage interest: −$22,126
• − Property taxes: −$3,908
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$504
• − Depreciation: −$11,491
• Taxable loss: −$18,109
• Est. tax savings @ 24.0%: +$4,346
• After-tax cash flow: $-6,306/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryland Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 30,678
• Household income: $84,756
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1156.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Asian 17% Black 13% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 79% English-only · Other Asian/Pacific 7% Other Indo-European 4% Chinese 3%

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: ▲ 33.10%
• Current HPI: 711.49
• Rent YoY: ▼ -2.96%
• 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

+157.7% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $395,000 MARIS as Distributed by MLS Grid
• 2001-09-04 Sold (Public Records) $229,900 Public Records
• 1994-10-31 Sold (Public Records) $150,000 Public Records
• 1990-05-01 Sold (Public Records) $143,500 Public Records
• 1988-11-01 Sold (Public Records) $153,280 Public Records

Property tax history

+2.3%/yr

Latest (2022): $3,908 · -1.0% YoY. Source: county tax records.