9758 Diamond Dr · Riverview, MO 63137

$110,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 79 Days on market

Built 1921 10,463 sqft lot $99/sqft · 78% above area

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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 MLS

Cash-flow opportunity with tenant in place! This 2-bedroom, 1-bath investment property is currently rented at $1,200/month, offering immediate income from day one. Property features a functional layout, off-street parking, and strong rental demand in the area. Ideal for investors looking to add to their portfolio or value-add buyers seeking to optimize performance over time. Tenant is in place—do not disturb. Showings with accepted contract or by appointment only.

Key facts

• Strong rental demand
• Functional layout
• Off-street parking

Tags

• CASH-FLOW OPPORTUNITY
• FUNCTIONAL LAYOUT
• OFF-STREET PARKING
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 13.2% in Riverview — 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 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+, schools F, 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.
• 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 37% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $4k; list at $110k implies a 2344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (median comp): $61,675
• List price: $110,000
• Delta: 78.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9846 Lilac Dr	0.25mi	3/1.0	1,116 (+0%)	4mo	$55,000	$49	84
343 Midridge Dr	0.08mi	3/1.5	1,058 (-5%)	5mo	$52,000	$49	82
435 Adrian Dr	0.23mi	3/2.0	1,100 (-1%)	4mo	$45,000	$41	81
356 Scenic Dr	0.13mi	4/2.0 (+1)	1,252 (+13%)	0mo	$39,900	$32	64
10060 Valley Dr	0.43mi	2/1.0 (-1)	1,056 (-5%)	4mo	$59,900	$57	63
122 Coburg Dr	0.54mi	3/1.5	1,188 (+7%)	0mo	$10,000	$8	61
9920 Diamond Dr	0.24mi	2/1.0 (-1)	1,273 (+15%)	3mo	$33,352	$26	57
614 Ludlow Dr	0.41mi	3/1.0	960 (-14%)	5mo	$109,900	$114	54
10071 Diamond Dr	0.48mi	2/1.0 (-1)	1,008 (-9%)	5mo	$64,900	$64	53
534 Alcove Ave	0.61mi	3/1.0	996 (-10%)	3mo	$104,200	$105	52
700 Chambers Rd	0.57mi	3/1.0	960 (-14%)	5mo	$114,500	$119	47
448 Lancashire Rd	0.75mi	3/1.0	1,234 (+11%)	4mo	$149,000	$121	43

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $8,326
• Equity at exit: $16,401

10-year hold

• IRR: 18.9%
• Equity multiple: 2.83×
• Total profit: $56,451
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$577
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $333

Break-even live

Break-even rent $906

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $395	-5% $364	+0% $333	+5% $302	+10% $270
Rent	-10% $228	-5% $280	+0% $333	+5% $385	+10% $438
Rate	-1.0pp $388	-0.5pp $361	base $333	+0.5pp $304	+1.0pp $275

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	0.05mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.05mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.25mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	0.25mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.26mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	0.28mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.29mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.33mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.36mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.36mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.37mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	13d	1	0.43mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.46mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.46mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	0.46mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	0.51mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.55mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.56mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.58mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.58mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.59mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.61mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.70mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.71mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.71mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.72mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.76mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.76mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	0.77mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.77mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.79mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.80mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.82mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.84mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.88mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.88mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.89mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.91mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.92mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.92mi

Listing history 27 events

1. 2026-06-21
   days on market $110,000 Active 79 DOM
2. 2026-06-18
   days on market $110,000 Active 76 DOM
3. 2026-06-17
   days on market $110,000 Active 75 DOM
4. 2026-06-16
   days on market $110,000 Active 74 DOM
5. 2026-06-15
   days on market $110,000 Active 73 DOM
6. 2026-06-13
   days on market $110,000 Active 71 DOM
7. 2026-06-13
   days on market $110,000 Active 70 DOM
8. 2026-06-09
   days on market $110,000 Active 67 DOM
9. 2026-06-08
   days on market $110,000 Active 66 DOM
10. 2026-06-07
    days on market $110,000 Active 65 DOM
11. 2026-06-05
    days on market $110,000 Active 62 DOM
12. 2026-06-03
    days on market $110,000 Active 61 DOM
13. 2026-06-02
    days on market $110,000 Active 60 DOM
14. 2026-06-01
    days on market $110,000 Active 59 DOM
15. 2026-05-31
    days on market $110,000 Active 58 DOM
16. 2026-04-03
    listed $110,000 Active 474-char remark

    Show marketing remark (474 chars)

    Cash-flow opportunity with tenant in place! This 2-bedroom, 1-bath investment property is currently rented at $1,200/month, offering immediate income from day one. Property features a functional layout, off-street parking, and strong rental demand in the area. Ideal for investors looking to add to their portfolio or value-add buyers seeking to optimize performance over time. Tenant is in place—do not disturb. Showings with accepted contract or by appointment only.

17. 2025-12-29
    status Active
18. 2025-09-23
    price $105,000
19. 2025-06-23
    listed $110,000 Active
20. 2024-07-08
    soldstatus Closed
21. 2024-05-29
    status Pending
22. 2024-05-29
    listed $100,000 Active
23. 2024-04-06
    historical
24. 2024-04-05
    listed $105,000 Active
25. 2017-11-13
    soldstatus $4,500
26. 1996-11-12
    soldstatus
27. 1990-04-01
    soldstatus $35,000

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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: $15,925
• − Mortgage interest: −$6,162
• − Property taxes: −$1,115
• − Insurance: −$550
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,200
• Taxable income: $2,350
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $3,429/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

+214.3% since first listed

12 events — show timeline

• 2026-04-03 Listed $110,000 MARIS as Distributed by MLS Grid
• 2025-12-29 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-06-23 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-07-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-29 Pending — MARIS as Distributed by MLS Grid
• 2024-05-29 Listed $100,000 MARIS as Distributed by MLS Grid
• 2024-04-06 Delisted — MARIS as Distributed by MLS Grid
• 2024-04-05 Listed $105,000 MARIS as Distributed by MLS Grid
• 2017-11-13 Sold (Public Records) $4,500 Public Records
• 1996-11-12 Sold (Public Records) — Public Records
• 1990-04-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,115 · +1.0% YoY. Source: county tax records.