437 Lanark Rd · Glasgow Village, MO 63137

$105,000

3 bd · 1.0 ba · 854 sqft · SingleFamily public records · 54 Days on market

Built 1952 6,499 sqft lot $123/sqft · 23% above area Est $85k · 23% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Investor Opportunity – Value-Add Potential with Updated Interior*** This 3-bedroom, 1-bath ranch offers a strong value-add opportunity with key interior updates already in place, including flooring, paint, lighting, and a renovated kitchen and bath. The heavy lifting has been started—leaving the next owner the ability to complete the project to their standards and maximize returns. Ideal for investors seeking a light-to-moderate rehab with upside, this property is well-suited for a rental hold, BRRRR strategy, or resale. The layout supports strong tenant or buyer appeal, making it a flexible addition to any portfolio. Priced with condition and compliance requirements in mind, offering an opportunity for investors to create equity through completion and certification of prior improvements. Improvements were completed without permits; buyer will be responsible for verifying all work and obtaining occupancy compliance. Property is being sold strictly as-is. Cash or renovation financing only. NO sight unseen offers will be accepted.

Key facts

• 6,499 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% 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); 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 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1952 — 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: 1.34% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $85,210
• List price: $105,000
• Delta: 23.22%
• 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
332 Banff Cir	0.16mi	3/1.0	854 (0%)	3mo	$79,000	$93	90
10301 Renfrew Dr	0.20mi	3/1.0	844 (-1%)	3mo	$110,000	$130	86
10539 Renfrew Dr	0.27mi	3/1.0	854 (0%)	2mo	$119,900	$140	86
363 Shepley Dr	0.26mi	3/1.0	854 (0%)	3mo	$110,000	$129	85
321 Caithness Rd	0.18mi	3/1.0	902 (+6%)	3mo	$47,700	$53	80
240 Shepley Dr	0.38mi	3/1.0	854 (0%)	3mo	$55,000	$64	80
237 Ben Nevis Rd	0.64mi	3/1.0	873 (+2%)	1mo	$89,000	$102	66
10201 Gourock Dr	0.37mi	3/1.0	932 (+9%)	3mo	$110,000	$118	65
10555 Gourock Dr	0.42mi	3/2.0	918 (+8%)	3mo	$120,000	$131	61
10519 Renfrew Dr	0.23mi	3/1.5	982 (+15%)	2mo	$95,000	$97	60
10300 Ross Cir	0.43mi	3/1.0	980 (+15%)	1mo	$105,000	$107	54
10066 Dorothy Ave	0.59mi	2/1.0 (-1)	916 (+7%)	1mo	$99,900	$109	54

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: 12.6%
• Equity multiple: 1.52×
• Total profit: $15,338
• Equity at exit: $15,656

10-year hold

• IRR: 24.1%
• Equity multiple: 3.43×
• Total profit: $71,534
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$551
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $425

Break-even live

Break-even rent $872

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $485	-5% $455	+0% $425	+5% $395	+10% $366
Rent	-10% $314	-5% $369	+0% $425	+5% $481	+10% $537
Rate	-1.0pp $478	-0.5pp $452	base $425	+0.5pp $398	+1.0pp $370

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	0.06mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.12mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.12mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.13mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	25d	1	0.17mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.18mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	25d	1	0.19mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	0.20mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.20mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	19d	1	0.21mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.21mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	0.21mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.23mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.24mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	0.24mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.25mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.26mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	3d	1	0.28mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	25d	1	0.30mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.30mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	45d	1	0.31mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.31mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.33mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.33mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.34mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.35mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.36mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	45d	1	0.40mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.40mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.40mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.42mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	25d	1	0.42mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	45d	1	0.42mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	0.46mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.48mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	45d	1	0.55mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	45d	1	0.56mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	45d	1	0.56mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.57mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	45d	1	0.61mi

Listing history 29 events

1. 2026-06-03
   days on market $105,000 Active 54 DOM
2. 2026-06-02
   days on market $105,000 Active 53 DOM
3. 2026-06-01
   days on market $105,000 Active 52 DOM
4. 2026-05-31
   days on market $105,000 Active 51 DOM
5. 2026-05-02
   price $105,000 1064-char remark

   Show marketing remark (1064 chars)

   ***Investor Opportunity – Value-Add Potential with Updated Interior*** This 3-bedroom, 1-bath ranch offers a strong value-add opportunity with key interior updates already in place, including flooring, paint, lighting, and a renovated kitchen and bath. The heavy lifting has been started—leaving the next owner the ability to complete the project to their standards and maximize returns. Ideal for investors seeking a light-to-moderate rehab with upside, this property is well-suited for a rental hold, BRRRR strategy, or resale. The layout supports strong tenant or buyer appeal, making it a flexible addition to any portfolio. Priced with condition and compliance requirements in mind, offering an opportunity for investors to create equity through completion and certification of prior improvements. Improvements were completed without permits; buyer will be responsible for verifying all work and obtaining occupancy compliance. Property is being sold strictly as-is. Cash or renovation financing only. NO sight unseen offers will be accepted.

6. 2026-04-10
   listed $112,000 Active 1064-char remark

   Show marketing remark (1064 chars)

   ***Investor Opportunity – Value-Add Potential with Updated Interior*** This 3-bedroom, 1-bath ranch offers a strong value-add opportunity with key interior updates already in place, including flooring, paint, lighting, and a renovated kitchen and bath. The heavy lifting has been started—leaving the next owner the ability to complete the project to their standards and maximize returns. Ideal for investors seeking a light-to-moderate rehab with upside, this property is well-suited for a rental hold, BRRRR strategy, or resale. The layout supports strong tenant or buyer appeal, making it a flexible addition to any portfolio. Priced with condition and compliance requirements in mind, offering an opportunity for investors to create equity through completion and certification of prior improvements. Improvements were completed without permits; buyer will be responsible for verifying all work and obtaining occupancy compliance. Property is being sold strictly as-is. Cash or renovation financing only. NO sight unseen offers will be accepted.

7. 2026-03-06
   price $119,900
8. 2026-02-10
   price $124,900
9. 2026-01-19
   listed $129,900 Active
10. 2025-12-04
    historical $1,550
11. 2025-11-20
    price $1,550
12. 2025-11-13
    price $1,588
13. 2025-11-09
    listed $1,595
14. 2025-10-30
    soldstatus Closed
15. 2025-10-27
    status Pending
16. 2025-10-24
    soldstatus Closed
17. 2025-08-18
    status Pending
18. 2025-08-18
    listed $114,900 Active
19. 2024-12-05
    status Pending
20. 2024-12-05
    soldstatus Closed
21. 2024-11-13
    historical Active Under Contract
22. 2024-10-29
    price $65,000
23. 2024-10-11
    status Active
24. 2024-09-30
    status Pending
25. 2024-09-20
    price $75,000
26. 2024-09-06
    listed $79,900 Active
27. 2024-08-23
    historical $79,900
28. 2000-08-24
    soldstatus $60,000
29. 1959-10-08
    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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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: $16,923
• − Mortgage interest: −$5,882
• − Property taxes: −$1,136
• − Insurance: −$525
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,055
• Taxable income: $3,619
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,233/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
• City population: 19,684
• 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

+75.0% since first listed

25 events — show timeline

• 2026-05-02 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $112,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-02-10 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-01-19 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-12-04 Rental Removed $1,550 RentEngineListings
• 2025-11-20 Price Changed $1,550 RentEngineListings
• 2025-11-13 Price Changed $1,588 RentEngineListings
• 2025-11-09 Listed for Rent $1,595 RentEngineListings
• 2025-10-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-27 Pending — MARIS as Distributed by MLS Grid
• 2025-10-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-18 Pending — MARIS as Distributed by MLS Grid
• 2025-08-18 Listed $114,900 MARIS as Distributed by MLS Grid
• 2024-12-05 Pending — MARIS as Distributed by MLS Grid
• 2024-12-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-13 Contingent — MARIS as Distributed by MLS Grid
• 2024-10-29 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2024-10-11 Relisted — MARIS as Distributed by MLS Grid
• 2024-09-30 Pending — MARIS as Distributed by MLS Grid
• 2024-09-20 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2024-09-06 Listed $79,900 MARIS as Distributed by MLS Grid
• 2024-08-23 Coming Soon $79,900 MARIS as Distributed by MLS Grid
• 2000-08-24 Sold (Public Records) $60,000 Public Records
• 1959-10-08 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,136 · +1.0% YoY. Source: county tax records.