10536 Durness Dr · Glasgow Village, MO 63137

$84,500

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 135 Days on market

Built 1957 6,629 sqft lot $91/sqft · at area comps Est $83k · at est.

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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 +6.5/15.0
• 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

This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

Key facts

• 6,629 sq ft lot
• Built 1957
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (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); 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 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 $584 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $17k; list at $84k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1957 — 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: 1.68% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.09%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $82,735
• List price: $84,500
• Delta: 2.13%
• 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
10539 Renfrew Dr	0.03mi	3/1.0	854 (-8%)	2mo	$119,900	$140	84
10519 Renfrew Dr	0.05mi	3/1.5	982 (+6%)	2mo	$95,000	$97	84
10555 Gourock Dr	0.18mi	3/2.0	918 (-1%)	3mo	$120,000	$131	83
363 Shepley Dr	0.21mi	3/1.0	854 (-8%)	3mo	$110,000	$129	75
321 Caithness Rd	0.40mi	3/1.0	902 (-3%)	3mo	$47,700	$53	74
240 Shepley Dr	0.43mi	3/1.0	854 (-8%)	3mo	$55,000	$64	64
161 Cameron Rd	0.56mi	3/1.0	984 (+6%)	1mo	$105,000	$107	63
338 Lancashire Rd	0.28mi	3/1.0	1,063 (+15%)	0mo	$99,000	$93	62
10301 Renfrew Dr	0.45mi	3/1.0	844 (-9%)	3mo	$110,000	$130	62
237 Ben Nevis Rd	0.62mi	3/1.0	873 (-6%)	1mo	$89,000	$102	61
10066 Dorothy Ave	0.68mi	2/1.0 (-1)	916 (-1%)	1mo	$99,900	$109	60
10300 Ross Cir	0.64mi	3/1.0	980 (+6%)	1mo	$105,000	$107	60

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: 25.1%
• Equity multiple: 2.08×
• Total profit: $25,648
• Equity at exit: $12,599

10-year hold

• IRR: 35.0%
• Equity multiple: 4.79×
• Total profit: $89,634
• Equity at exit: $7,306

Cash invested: $23,660 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$443
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $534

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 57%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.04mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.07mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.12mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.14mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.17mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.20mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.20mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.21mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.24mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	2d	1	0.26mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.28mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.28mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.29mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.30mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.31mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	1d	1	0.33mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.36mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.36mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.36mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.37mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	1d	1	0.38mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.40mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.40mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.42mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	11d	1	0.42mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.42mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.42mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.45mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.45mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.48mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.50mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.50mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	0.54mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	43d	1	0.54mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.55mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	14d	1	0.57mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.59mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	43d	1	0.60mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.67mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	0.67mi

Listing history 28 events

1. 2026-06-18
   days on market $84,500 Active 135 DOM
2. 2026-06-17
   days on market $84,500 Active 134 DOM
3. 2026-06-16
   days on market $84,500 Active 133 DOM
4. 2026-06-15
   days on market $84,500 Active 132 DOM
5. 2026-06-13
   days on market $84,500 Active 130 DOM
6. 2026-06-13
   days on market $84,500 Active 129 DOM
7. 2026-06-09
   days on market $84,500 Active 126 DOM
8. 2026-06-08
   days on market $84,500 Active 125 DOM
9. 2026-06-07
   days on market $84,500 Active 124 DOM
10. 2026-06-05
    days on market $84,500 Active 121 DOM
11. 2026-06-03
    days on market $84,500 Active 120 DOM
12. 2026-06-02
    days on market $84,500 Active 119 DOM
13. 2026-06-01
    days on market $84,500 Active 118 DOM
14. 2026-05-31
    days on market $84,500 Active 117 DOM
15. 2026-02-03
    listed $84,500 Active 809-char remark

    Show marketing remark (809 chars)

    This property is part of a 25-home single-family investment portfolio across North County, Saint Louis. Sellers are open to individual sales or grouped packages. SELLERS WLL NOT ACCEPT SITE UNSEEN OFFERS. Buyers must complete a walkthrough prior to submitting an offer. Properties are sold as is. Seller will make no repairs. Homes are priced to reflect current condition and allow room for renovation and refinance. Buyers must secure financing appropriate for properties in current condition. DSCR and traditional financing may not qualify due to required repairs. Homes are priced accordingly and are well suited for investors pursuing VALUE-ADD STRATEGIES such as buy, rehab, rent, refinance. Earnest money deposit will be non refundable once contract is executed, except as outlined in the contract.

16. 2024-03-26
    historical
17. 2024-02-21
    status Pending
18. 2024-02-19
    listed $65,000 Active
19. 2023-12-12
    historical
20. 2023-11-17
    price $52,500
21. 2023-10-09
    status Active
22. 2023-09-27
    status Pending
23. 2023-09-25
    listed $57,500 Active
24. 2014-04-24
    soldstatus $17,000
25. 2014-04-21
    soldstatus
26. 2013-06-14
    listed $16,000
27. 2002-02-15
    soldstatus $64,900
28. 2002-02-15
    soldstatus $64,900

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $1,268 · $106/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: $16,985
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,458
• Taxable income: $5,386
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,118/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

+30.2% since first listed

14 events — show timeline

• 2026-02-03 Listed $84,500 MARIS as Distributed by MLS Grid
• 2024-03-26 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-21 Pending — MARIS as Distributed by MLS Grid
• 2024-02-19 Listed $65,000 MARIS as Distributed by MLS Grid
• 2023-12-12 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-17 Price Changed $52,500 MARIS as Distributed by MLS Grid
• 2023-10-09 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-27 Pending — MARIS as Distributed by MLS Grid
• 2023-09-25 Listed $57,500 MARIS as Distributed by MLS Grid
• 2014-04-24 Sold (Public Records) $17,000 Public Records
• 2014-04-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-06-14 Listed $16,000 MARIS as Distributed by MLS Grid
• 2002-02-15 Sold (Public Records) $64,900 Public Records
• 2002-02-15 Sold (Public Records) $64,900 Public Records

Property tax history

+3.0%/yr

Latest (2022): $1,268 · +1.0% YoY. Source: county tax records.