225 Coburg Dr · Riverview, MO 63137

$65,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 99 Days on market

Built 1935 0.34 ac lot $55/sqft · 28% below area Est $91k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Affordable opportunity in a convenient location! This 2-bedroom, 1-bath home offers a functional layout with plenty of potential. Featuring a spacious living area, a cozy kitchen, and a manageable yard, it’s perfect for first-time buyers, investors, or those looking to downsize. Priced to sell this home combines value with potential in a friendly neighborhood. Don’t miss out—schedule a showing today!

Key facts

• 0.34 acre lot
• Built 1935
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 13.2% in Riverview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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); 42% 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 36% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $19k; list at $65k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.98% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.21%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (median comp): $90,546
• List price: $65,000
• Delta: -28.21%
• 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
122 Coburg Dr	0.17mi	3/1.5 (+1)	1,188 (+1%)	0mo	$10,000	$8	83
10060 Valley Dr	0.13mi	2/1.0	1,056 (-10%)	4mo	$59,900	$57	74
448 Lancashire Rd	0.27mi	3/1.0 (+1)	1,234 (+5%)	4mo	$149,000	$121	70
9920 Diamond Dr	0.36mi	2/1.0	1,273 (+8%)	3mo	$33,352	$26	67
10042 Lilac Ave	0.41mi	2/1.0	1,282 (+9%)	2mo	$104,900	$82	65
338 Lancashire Rd	0.31mi	3/1.0 (+1)	1,063 (-10%)	0mo	$99,000	$93	64
233 Cameron Rd	0.39mi	3/1.0 (+1)	1,088 (-8%)	5mo	$112,000	$103	61
304 Lanark Rd	0.30mi	3/1.0 (+1)	1,304 (+11%)	4mo	$34,900	$27	60
10071 Diamond Dr	0.30mi	2/1.0	1,008 (-14%)	5mo	$64,900	$64	58
9846 Lilac Dr	0.59mi	3/1.0 (+1)	1,116 (-5%)	4mo	$55,000	$49	55
343 Midridge Dr	0.45mi	3/1.5 (+1)	1,058 (-10%)	5mo	$52,000	$49	51
435 Adrian Dr	0.73mi	3/2.0 (+1)	1,100 (-6%)	4mo	$45,000	$41	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: 36.1%
• Equity multiple: 2.61×
• Total profit: $29,283
• Equity at exit: $9,692

10-year hold

• IRR: 44.6%
• Equity multiple: 6.05×
• Total profit: $91,904
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$341
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $549

Break-even live

Break-even rent $590

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.08mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.14mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	0.14mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.15mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.16mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	0.16mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.22mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.28mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.28mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.28mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	0.32mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.33mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	43d	1	0.33mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.33mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.36mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.38mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.39mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	0.39mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.39mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.40mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	43d	1	0.45mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.46mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.46mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.49mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	0.49mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.50mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.51mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.51mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.51mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.52mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.54mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.54mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.56mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.57mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.61mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.62mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.62mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.63mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.63mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.66mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 99 DOM
2. 2026-06-17
   days on market $65,000 Active 98 DOM
3. 2026-06-16
   days on market $65,000 Active 97 DOM
4. 2026-06-15
   days on market $65,000 Active 96 DOM
5. 2026-06-13
   days on market $65,000 Active 94 DOM
6. 2026-06-13
   days on market $65,000 Active 93 DOM
7. 2026-06-09
   days on market $65,000 Active 90 DOM
8. 2026-06-08
   days on market $65,000 Active 89 DOM
9. 2026-06-07
   days on market $65,000 Active 88 DOM
10. 2026-06-05
    days on market $65,000 Active 85 DOM
11. 2026-06-03
    days on market $65,000 Active 84 DOM
12. 2026-06-02
    days on market $65,000 Active 83 DOM
13. 2026-06-01
    days on market $65,000 Active 82 DOM
14. 2026-05-31
    days on market $65,000 Active 81 DOM
15. 2026-03-11
    listed $65,000 Active 422-char remark

    Show marketing remark (422 chars)

    Affordable opportunity in a convenient location! This 2-bedroom, 1-bath home offers a functional layout with plenty of potential. Featuring a spacious living area, a cozy kitchen, and a manageable yard, it’s perfect for first-time buyers, investors, or those looking to downsize. Priced to sell this home combines value with potential in a friendly neighborhood. Don’t miss out—schedule a showing today!

16. 2023-11-04
    historical $950
17. 2023-10-06
    listed $950
18. 2016-09-01
    soldstatus $19,000
19. 2016-09-01
    soldstatus $29,800
20. 2010-12-02
    soldstatus
21. 2006-06-22
    soldstatus $75,000
22. 2005-02-01
    soldstatus $52,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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: $15,418
• − Mortgage interest: −$3,641
• − Property taxes: −$1,174
• − Insurance: −$325
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,891
• Taxable income: $5,920
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,170/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

+25.0% since first listed

8 events — show timeline

• 2026-03-11 Listed $65,000 MARIS as Distributed by MLS Grid
• 2023-11-04 Rental Removed $950 BUILDIUM
• 2023-10-06 Listed for Rent $950 BUILDIUM
• 2016-09-01 Sold (Public Records) $29,800 Public Records
• 2016-09-01 Sold (Public Records) $19,000 Public Records
• 2010-12-02 Sold (Public Records) — Public Records
• 2006-06-22 Sold (Public Records) $75,000 Public Records
• 2005-02-01 Sold (Public Records) $52,000 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,174 · +1.0% YoY. Source: county tax records.