491 Adrian Dr · Riverview, MO 63137

$79,995

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 77 Days on market

Built 1949 8,498 sqft lot $78/sqft · 9% below area Est $88k · 9% 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 +11.6/15.0
• 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

Currently renting for $1125/month this recently renovated investment opportunity is cash flowing! This 3bd, 1bth bunglaow offers 1024 sqft with a large family room to the rear of the house, over-sized backyard w/fire pit and full basement. Gas furnace, gas water heater, sump pump and washer/dryer in basement.

Key facts

• Gas furnace
• Large family room
• Gas water heater

Tags

• RECENTLY RENOVATED
• LARGE FAMILY ROOM
• OVER-SIZED BACKYARD
• FULL BASEMENT
• GAS FURNACE
• GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $75,195 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1949 — 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: 1.65% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $88,088
• List price: $79,995
• Delta: -9.19%
• 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
614 Ludlow Dr	0.15mi	3/1.0	960 (-6%)	5mo	$109,900	$114	78
375 Adrian Dr	0.31mi	3/1.0	1,008 (-2%)	6mo	$110,000	$109	78
435 Adrian Dr	0.16mi	3/2.0	1,100 (+7%)	4mo	$45,000	$41	73
9736 Lilac Dr	0.03mi	3/1.0	888 (-13%)	7mo	$144,900	$163	70
9846 Lilac Dr	0.25mi	3/1.0	1,116 (+9%)	4mo	$55,000	$49	70
343 Midridge Dr	0.40mi	3/1.5	1,058 (+3%)	5mo	$52,000	$49	70
700 Chambers Rd	0.55mi	3/1.0	960 (-6%)	5mo	$114,500	$119	60
534 Alcove Ave	0.73mi	3/1.0	996 (-3%)	3mo	$104,200	$105	59
10071 Diamond Dr	0.68mi	2/1.0 (-1)	1,008 (-2%)	5mo	$64,900	$64	57
10060 Valley Dr	0.70mi	2/1.0 (-1)	1,056 (+3%)	4mo	$59,900	$57	54
10201 Gourock Dr	0.75mi	3/1.0	932 (-9%)	3mo	$110,000	$118	48
10066 Dorothy Ave	0.69mi	2/1.0 (-1)	916 (-10%)	1mo	$99,900	$109	44

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: 25.0%
• Equity multiple: 2.08×
• Total profit: $24,166
• Equity at exit: $11,928

10-year hold

• IRR: 34.9%
• Equity multiple: 4.77×
• Total profit: $84,331
• Equity at exit: $6,917

Cash invested: $22,399 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$420
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $505

Break-even live

Break-even rent $679

Max offer price $79,995

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	43d	1	0.09mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	20d	1	0.14mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	43d	1	0.18mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	23d	1	0.21mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	14d	3	0.25mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	43d	1	0.29mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	43d	1	0.31mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	12d	1	0.32mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	10d	1	0.36mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	43d	1	0.36mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	43d	1	0.41mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	43d	1	0.43mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	43d	1	0.60mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	0.65mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	0.67mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	21d	1	0.70mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	0.71mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.75mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.79mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.81mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.86mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	0.87mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.89mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.89mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.95mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	23d	1	1.03mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	1.03mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	1.03mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	1.03mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	16d	1	1.05mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	1.05mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	17d	1	1.07mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	1.07mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	43d	1	1.08mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	43d	1	1.10mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.11mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	1.11mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	1.11mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	1.11mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	1.13mi

Listing history 44 events

1. 2026-06-16
   statusdays on market $79,995 Pending 77 DOM
2. 2026-06-15
   days on market $79,995 Active 76 DOM
3. 2026-06-13
   days on market $79,995 Active 74 DOM
4. 2026-06-13
   days on market $79,995 Active 73 DOM
5. 2026-06-09
   days on market $79,995 Active 70 DOM
6. 2026-06-08
   days on market $79,995 Active 69 DOM
7. 2026-06-07
   days on market $79,995 Active 68 DOM
8. 2026-06-05
   days on market $79,995 Active 65 DOM
9. 2026-06-03
   days on market $79,995 Active 64 DOM
10. 2026-06-02
    days on market $79,995 Active 63 DOM
11. 2026-06-02
    price $79,995 Active 62 DOM
12. 2026-06-01
    days on market $86,500 Active 62 DOM
13. 2026-05-31
    days on market $86,500 Active 61 DOM
14. 2026-04-25
    price $89,500 312-char remark

    Show marketing remark (312 chars)

    Currently renting for $1125/month this recently renovated investment opportunity is cash flowing! This 3bd, 1bth bunglaow offers 1024 sqft with a large family room to the rear of the house, over-sized backyard w/fire pit and full basement. Gas furnace, gas water heater, sump pump and washer/dryer in basement.

15. 2026-03-31
    listed $90,000 Active 312-char remark

    Show marketing remark (312 chars)

    Currently renting for $1125/month this recently renovated investment opportunity is cash flowing! This 3bd, 1bth bunglaow offers 1024 sqft with a large family room to the rear of the house, over-sized backyard w/fire pit and full basement. Gas furnace, gas water heater, sump pump and washer/dryer in basement.

16. 2026-03-07
    historical $1,200
17. 2026-02-25
    listed $1,200
18. 2025-05-30
    price $75,000
19. 2025-05-28
    status Active
20. 2025-05-15
    status Pending
21. 2025-05-05
    status Active
22. 2025-04-08
    status Pending
23. 2025-04-02
    listed $85,000 Active
24. 2024-08-17
    historical $1,200
25. 2024-08-01
    listed $1,200
26. 2021-10-08
    soldstatus $73,000
27. 2021-09-29
    soldstatus Closed
28. 2021-08-19
    status Pending
29. 2021-08-18
    listed $73,000 Active
30. 2020-10-20
    soldstatus $61,000
31. 2020-07-06
    soldstatus $33,500
32. 2020-04-21
    soldstatus $20,000
33. 2020-04-01
    soldstatus Closed
34. 2020-03-16
    status Pending
35. 2020-02-16
    listed $24,000 Active
36. 2020-02-10
    soldstatus $13,000
37. 2012-09-17
    soldstatus $16,000
38. 2008-11-26
    soldstatus $14,000
39. 2008-11-26
    soldstatus $64,000
40. 2006-07-12
    soldstatus $68,000
41. 2005-04-13
    soldstatus $65,000
42. 2004-06-21
    soldstatus $41,000
43. 2004-06-09
    soldstatus $53,000
44. 1999-03-23
    soldstatus $43,500

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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: $15,827
• − Mortgage interest: −$4,481
• − Property taxes: −$1,005
• − Insurance: −$400
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,327
• Taxable income: $5,081
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,844/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

+105.7% since first listed

31 events — show timeline

• 2026-04-25 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-07 Rental Removed $1,200 APPFOLIO
• 2026-02-25 Listed for Rent $1,200 APPFOLIO
• 2025-05-30 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-05-28 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-15 Pending — MARIS as Distributed by MLS Grid
• 2025-05-05 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-08 Pending — MARIS as Distributed by MLS Grid
• 2025-04-02 Listed $85,000 MARIS as Distributed by MLS Grid
• 2024-08-17 Rental Removed $1,200 APPFOLIO
• 2024-08-01 Listed for Rent $1,200 APPFOLIO
• 2021-10-08 Sold (Public Records) $73,000 Public Records
• 2021-09-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-19 Pending — MARIS as Distributed by MLS Grid
• 2021-08-18 Listed $73,000 MARIS as Distributed by MLS Grid
• 2020-10-20 Sold (Public Records) $61,000 Public Records
• 2020-07-06 Sold (Public Records) $33,500 Public Records
• 2020-04-21 Sold (Public Records) $20,000 Public Records
• 2020-04-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-16 Pending — MARIS as Distributed by MLS Grid
• 2020-02-16 Listed $24,000 MARIS as Distributed by MLS Grid
• 2020-02-10 Sold (Public Records) $13,000 Public Records
• 2012-09-17 Sold (Public Records) $16,000 Public Records
• 2008-11-26 Sold (Public Records) $64,000 Public Records
• 2008-11-26 Sold (Public Records) $14,000 Public Records
• 2006-07-12 Sold (Public Records) $68,000 Public Records
• 2005-04-13 Sold (Public Records) $65,000 Public Records
• 2004-06-21 Sold (Public Records) $41,000 Public Records
• 2004-06-09 Sold (Public Records) $53,000 Public Records
• 1999-03-23 Sold (Public Records) $43,500 Public Records

Property tax history

+10.4%/yr

Latest (2022): $1,005 · +1.0% YoY. Source: county tax records.