10223 Monarch Dr · Castle Point, MO 63136

$64,999

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 5 Days on market

Built 1958 5,998 sqft lot $64/sqft · 51% below area $8/mo HOA · 1% of rent

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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 +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Basement photos were taken after cleaners had mopped- basement was not leaking at the time of photos. Selling AS IS, SPECIAL SALES CONTRACT. Utilities are on until close. Great opportunity to build sweat equity with this 3 bedroom 1 bathroom home with a partially finished lower level & hardwood floors. Property is part of an estate. Seller has not occupied. Seller disclosure not available. Seller to do no inspections or repairs. Any inspections are for buyer's information only. Elementary school boundaries are undergoing changes. NO sight unseen offers! Buyer must sign school district disclosure attached in supplements. Contact school district to confirm schools for this property for

Key facts

• 5,998 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Living area reported as 1,015 (assessor)
• Financial info: Lease not considered
• HOA & community: Hathaway Manors HOA with an annual fee of $100 (fee includes nothing listed; association amenities: none)

Exterior

• Parking: Attached garage (1 car); Additional off-street parking
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Utilities connected: water, sewer, electric, natural gas
• Home design: Single-family house; One story; Property listed as fixer condition
• Construction: Brick and brick veneer construction; Concrete elements; Other construction materials; Basement present; Year built per public records
• Exterior features: Front yard; Back yard; Level lot; Lot dimensions approximately 60 x 100

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile; Other
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Basement with 8+ ft poured concrete; Ceiling fan(s); Central air

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 $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 64/100 on livability (#313 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment 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.
• Zoned schools: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 372 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); 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 ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $64,999

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.88% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.92%
• DSCR: 2.38
• GRM: 4.4

CMA / ARV

• ARV (median comp): $133,449
• List price: $64,999
• Delta: -51.29%
• 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
10127 Monarch Dr	0.11mi	3/1.5 (+1)	1,015 (0%)	1mo	$155,000	$153	87
10231 Monarch Dr	0.02mi	3/2.0 (+1)	1,073 (+6%)	1mo	$189,999	$177	79
10139 Edgefield Dr	0.09mi	3/2.0 (+1)	1,140 (+12%)	0mo	$119,900	$105	66
9850 Monarch Dr	0.50mi	3/2.0 (+1)	1,014 (-0%)	2mo	$99,900	$99	66
10417 Prince Dr	0.49mi	3/1.5 (+1)	1,040 (+2%)	2mo	$120,000	$115	65
9984 Duke Dr	0.49mi	3/1.0 (+1)	960 (-5%)	1mo	$54,000	$56	62
10557 Castle Dr	0.68mi	3/1.5 (+1)	1,023 (+1%)	1mo	$110,000	$108	59
10257 Dacey Dr	0.73mi	3/1.5 (+1)	1,014 (-0%)	2mo	$120,000	$118	57
10129 Ventura Dr	0.57mi	3/2.0 (+1)	1,055 (+4%)	2mo	$129,900	$123	56
10501 Baron Dr	0.37mi	3/1.0 (+1)	888 (-12%)	2mo	$99,000	$111	56
10117 Royal Dr	0.39mi	3/1.0 (+1)	864 (-15%)	1mo	$35,000	$41	52
2442 Gardner Dr	0.68mi	3/2.0 (+1)	1,054 (+4%)	2mo	$59,900	$57	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 3.36×
• Total profit: $42,974
• Equity at exit: $32,161

10-year hold

• IRR: 40.0%
• Equity multiple: 7.14×
• Total profit: $111,824
• Equity at exit: $51,977

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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$341
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$27
• HOA: −$8
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $469

Break-even live

Break-even rent $630

Max offer price $64,999

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.16mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.19mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.20mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.28mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.28mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.33mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.36mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.36mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.38mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.39mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.40mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.43mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.47mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.48mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.50mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.50mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.55mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.61mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.61mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.69mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.69mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.72mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.72mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.73mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.76mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.76mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.89mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.90mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.90mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.95mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.97mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.97mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.98mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.05mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	1.10mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	1.10mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	1.10mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.11mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	1.21mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.25mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 2 events

1. 2026-05-13
   listed $64,999 Active 715-char remark
2. 1987-05-01
   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: $1,465 · $122/mo
• Projected year-2 tax: $1,465 · $122/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,687
• − Mortgage interest: −$3,641
• − Property taxes: −$1,465
• − Insurance: −$325
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$96
• − Depreciation: −$1,891
• Taxable income: $4,920
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $4,446/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 — Castle Point

• Score: 64/100
• State rank: #313
• US rank: #14373

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing C+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Point, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

3 events — show timeline

• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $64,999 MARIS as Distributed by MLS Grid
• 1987-05-01 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2022): $1,465 · +0.4% YoY. Source: county tax records.