2443 Caverhill Dr · Moline Acres, MO 63136

$114,900

3 bd · 1.5 ba · 1,138 sqft · SingleFamily public records · 41 Days on market

Built 1956 8,799 sqft lot $101/sqft · 18% below area Est $141k · 18% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Home needs a little TLC, but can be a fantastic all brick home on a nice corner lot,with a double car garage two fireplaces one in the open airy Lower Level with a lot of natural light and finished paneling with a built-in corner bar a second Gas fireplace in the living room with a full rock wall living room also has beautiful plaster cove molding Hardwood flouring though out take a look today for the investor or the do it your selfer

Key facts

• Level yard
• Ample cabinetry
• Attached garage

Tags

• CORNER LOT
• DEDICATED DINING SPACE
• AMPLE CABINETRY
• LEVEL YARD
• STURDY BRICK CONSTRUCTION
• ATTACHED GARAGE

Property features AI

Finance

• Other: Living area reported as 1,138 (per public records)
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single-family residence; One story; Private ownership
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Level lot; Paved road frontage on a city street; Lot dimensions approximately 88 x 100

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Heating: Other; Central air (electric)
• Interior features: Partially finished full basement; Two fireplaces (living room); Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 10.9% in Moline Acres — 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 60/100 on livability (#480 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, crime 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 (+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).

Forward outlook

• In year one you build about $5k of equity ($794 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 $52k; list at $115k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1956 — 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: 1.16% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $140,869
• List price: $114,900
• Delta: -18.44%
• 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
9435 Eastchester Dr	0.40mi	3/1.0	1,195 (+5%)	2mo	$55,500	$46	70
2225 Kerwin Dr	0.62mi	3/1.0	1,135 (-0%)	2mo	$135,900	$120	68
1147 Jolene Dr	0.42mi	3/2.0	1,046 (-8%)	1mo	$149,000	$142	64
9481 Adler Ave	0.45mi	3/1.0	1,046 (-8%)	3mo	$89,900	$86	61
9742 Wendell Dr	0.57mi	3/1.0	1,014 (-11%)	2mo	$69,900	$69	52
9418 Pattonwood Dr	0.46mi	3/2.0	982 (-14%)	3mo	$134,450	$137	52
9468 Halls Ferry Rd	0.41mi	3/0.5	975 (-14%)	2mo	$67,500	$69	51
9828 Omega Dr	0.56mi	3/1.0	988 (-13%)	0mo	$100,000	$101	50
9426 Westchester Dr	0.54mi	2/1.0 (-1)	982 (-14%)	1mo	$68,900	$70	44
1232 Forest Home Dr	0.73mi	3/1.0	975 (-14%)	3mo	$114,900	$118	38
9240 Hathaway Dr	0.69mi	2/1.0 (-1)	982 (-14%)	2mo	$130,000	$132	37
1220 Duenke Dr	0.68mi	2/1.0 (-1)	984 (-14%)	3mo	$89,900	$91	36

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: 18.0%
• Equity multiple: 2.08×
• Total profit: $34,896
• Equity at exit: $56,851

10-year hold

• IRR: 19.9%
• Equity multiple: 4.23×
• Total profit: $103,880
• Equity at exit: $91,881

Cash invested: $32,172 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$603
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $211

Break-even live

Break-even rent $1,061

Max offer price $114,900

Occupancy floor 79%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.41mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.45mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.51mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.62mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.67mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.78mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.88mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.88mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.89mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	23d	1	0.94mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	1.00mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	1.00mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	1.02mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	1.03mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	1.09mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.09mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.14mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.15mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.17mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.20mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.20mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.21mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	43d	1	1.22mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	1.26mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	1.29mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.29mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.32mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.33mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	1.33mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	1.33mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	1.34mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	1.36mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	1.39mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	1.40mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.41mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	1.42mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	1.42mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	1.43mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	1.44mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.46mi

Listing history 20 events

1. 2026-06-17
   status $114,900 Pending 41 DOM
2. 2026-06-16
   days on market $114,900 Active 41 DOM
3. 2026-06-15
   days on market $114,900 Active 40 DOM
4. 2026-06-13
   days on market $114,900 Active 38 DOM
5. 2026-06-13
   days on market $114,900 Active 37 DOM
6. 2026-06-09
   days on market $114,900 Active 34 DOM
7. 2026-06-08
   days on market $114,900 Active 33 DOM
8. 2026-06-07
   days on market $114,900 Active 32 DOM
9. 2026-06-05
   days on market $114,900 Active 29 DOM
10. 2026-06-03
    days on market $114,900 Active 28 DOM
11. 2026-06-02
    days on market $114,900 Active 27 DOM
12. 2026-06-01
    days on market $114,900 Active 26 DOM
13. 2026-05-31
    days on market $114,900 Active 25 DOM
14. 2026-05-06
    listed $114,900 Active 1176-char remark
15. 2019-11-01
    soldstatus $52,250
16. 2019-10-30
    soldstatus Closed 450-char remark

    Show marketing remark (450 chars)

    Home needs a little TLC, but can be a fantastic all brick home on a nice corner lot,with a double car garage two fireplaces one in the open airy Lower Level with a lot of natural light and finished paneling with a built-in corner bar a second Gas fireplace in the living room with a full rock wall living room also has beautiful plaster cove molding Hardwood flouring though out take a look today for the investor or the do it your selfer

17. 2019-10-15
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Home needs a little TLC, but can be a fantastic all brick home on a nice corner lot,with a double car garage two fireplaces one in the open airy Lower Level with a lot of natural light and finished paneling with a built-in corner bar a second Gas fireplace in the living room with a full rock wall living room also has beautiful plaster cove molding Hardwood flouring though out take a look today for the investor or the do it your selfer

18. 2019-08-28
    price $65,000 450-char remark

    Show marketing remark (450 chars)

    Home needs a little TLC, but can be a fantastic all brick home on a nice corner lot,with a double car garage two fireplaces one in the open airy Lower Level with a lot of natural light and finished paneling with a built-in corner bar a second Gas fireplace in the living room with a full rock wall living room also has beautiful plaster cove molding Hardwood flouring though out take a look today for the investor or the do it your selfer

19. 2019-06-13
    listed $75,000 Active 450-char remark

    Show marketing remark (450 chars)

    Home needs a little TLC, but can be a fantastic all brick home on a nice corner lot,with a double car garage two fireplaces one in the open airy Lower Level with a lot of natural light and finished paneling with a built-in corner bar a second Gas fireplace in the living room with a full rock wall living room also has beautiful plaster cove molding Hardwood flouring though out take a look today for the investor or the do it your selfer

20. 2001-04-02
    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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,937
• − Mortgage interest: −$6,436
• − Property taxes: −$2,251
• − Insurance: −$574
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,343
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,346/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 — Moline Acres

• Score: 60/100
• State rank: #480
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moline Acres, 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

+53.2% since first listed

8 events — show timeline

• 2026-06-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $114,900 MARIS as Distributed by MLS Grid
• 2019-11-01 Sold (Public Records) $52,250 Public Records
• 2019-10-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-10-15 Pending — MARIS as Distributed by MLS Grid
• 2019-08-28 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2019-06-13 Listed $75,000 MARIS as Distributed by MLS Grid
• 2001-04-02 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2022): $2,251 · +0.8% YoY. Source: county tax records.