2214 Ibis Ct · Castle Point, MO 63136

$124,900

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 83 Days on market

Built 1956 0.25 ac lot $88/sqft · 18% below area Est $152k · 18% under ↓ 30% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Welcome to this inviting St. Louis ranch in Ibis Court! This property features approximately 1,420 square feet of living space, highlighted by 3 spacious bedrooms, 2 full bathrooms, and a cozy fireplace perfect for relaxing evenings. The home offers a functional layout with a full basement for extra storage and the convenience of a 2-car attached garage. Tucked away on a quiet cul-de-sac, this residence provides a versatile and comfortable environment for any lifestyle.

Key facts

• Quiet cul-de-sac
• Full basement
• Cozy fireplace

Tags

• COZY FIREPLACE
• FULL BASEMENT
• QUIET CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 13.0% in Castle Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools F, amenities F, commute 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 (+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); 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 41% 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 $6k of equity ($864 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1956 — 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. 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: 1.13% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $152,246
• List price: $124,900
• Delta: -17.96%
• 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
2 Capitol Hill Dr	0.14mi	2/1.5 (-1)	1,470 (+4%)	7mo	$150,000	$102	77
10626 Landseer Dr	0.33mi	3/2.0	1,401 (-1%)	5mo	$121,000	$86	76
10618 Woodwind Dr	0.43mi	3/2.0	1,406 (-1%)	0mo	$129,900	$92	76
10412 Viscount Dr	0.29mi	3/1.5	1,528 (+8%)	1mo	$89,900	$59	73
10412 Hallwood Dr	0.11mi	3/2.5	1,573 (+11%)	0mo	$159,900	$102	73
10208 Monarch Dr	0.48mi	3/2.5	1,382 (-3%)	8mo	$154,900	$112	62
2250 Gadbury Dr	0.51mi	3/2.0	1,475 (+4%)	8mo	$70,000	$47	61
2270 Ainsworth Dr	0.37mi	4/3.0 (+1)	1,276 (-10%)	2mo	$94,900	$74	52
10197 Green Valley Dr	0.46mi	3/1.0	1,245 (-12%)	7mo	$125,000	$100	50
2018 Elkins Dr	0.47mi	3/2.0	1,236 (-13%)	8mo	$174,900	$142	48
2291 Heritage Dr	0.65mi	3/2.0	1,276 (-10%)	8mo	$159,000	$125	45
2241 Luxmore Dr	0.58mi	4/3.0 (+1)	1,276 (-10%)	2mo	$187,500	$147	43

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: 17.9%
• Equity multiple: 2.08×
• Total profit: $37,755
• Equity at exit: $61,799

10-year hold

• IRR: 19.8%
• Equity multiple: 4.21×
• Total profit: $112,264
• Equity at exit: $99,878

Cash invested: $34,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$655
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $228

Break-even live

Break-even rent $1,118

Max offer price $124,900

Occupancy floor 79%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.34mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	2d	1	0.38mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.38mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.39mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	0.40mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.44mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	0.45mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.46mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.49mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.53mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	0.54mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	24d	1	0.56mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	0.61mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.66mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.66mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	0.72mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.73mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.73mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.79mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.80mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	0.81mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.84mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.90mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	0.94mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.95mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	44d	1	1.03mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	1.07mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.09mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	1.12mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	1.15mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	1.15mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	1.21mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.23mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.23mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.24mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.24mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.28mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	1.32mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	1.35mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.36mi

Listing history 17 events

1. 2026-06-09
   days on market $124,900 Active 83 DOM
2. 2026-06-08
   days on market $124,900 Active 82 DOM
3. 2026-06-07
   days on market $124,900 Active 81 DOM
4. 2026-06-05
   days on market $124,900 Active 78 DOM
5. 2026-06-03
   days on market $124,900 Active 77 DOM
6. 2026-06-02
   days on market $124,900 Active 76 DOM
7. 2026-06-01
   days on market $124,900 Active 75 DOM
8. 2026-05-31
   days on market $124,900 Active 74 DOM
9. 2026-04-24
   price $124,900 474-char remark

   Show marketing remark (474 chars)

   Welcome to this inviting St. Louis ranch in Ibis Court! This property features approximately 1,420 square feet of living space, highlighted by 3 spacious bedrooms, 2 full bathrooms, and a cozy fireplace perfect for relaxing evenings. The home offers a functional layout with a full basement for extra storage and the convenience of a 2-car attached garage. Tucked away on a quiet cul-de-sac, this residence provides a versatile and comfortable environment for any lifestyle.

10. 2026-03-18
    listed $134,900 Active 474-char remark

    Show marketing remark (474 chars)

    Welcome to this inviting St. Louis ranch in Ibis Court! This property features approximately 1,420 square feet of living space, highlighted by 3 spacious bedrooms, 2 full bathrooms, and a cozy fireplace perfect for relaxing evenings. The home offers a functional layout with a full basement for extra storage and the convenience of a 2-car attached garage. Tucked away on a quiet cul-de-sac, this residence provides a versatile and comfortable environment for any lifestyle.

11. 2023-04-12
    soldstatus $165,000
12. 2020-06-26
    soldstatus $79,000
13. 2004-01-16
    soldstatus $99,900
14. 2003-02-07
    soldstatus $179,500
15. 1993-12-14
    soldstatus
16. 1993-12-14
    soldstatus
17. 1992-08-01
    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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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 (shaded) · 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: $16,882
• − Mortgage interest: −$6,996
• − Property taxes: −$2,115
• − Insurance: −$624
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,633
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,543/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

• 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

-30.4% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-03-18 Listed $134,900 MARIS as Distributed by MLS Grid
• 2023-04-12 Sold (Public Records) $165,000 Public Records
• 2020-06-26 Sold (Public Records) $79,000 Public Records
• 2004-01-16 Sold (Public Records) $99,900 Public Records
• 2003-02-07 Sold (Public Records) $179,500 Public Records
• 1993-12-14 Sold (Public Records) — Public Records
• 1993-12-14 Sold (Public Records) — Public Records
• 1992-08-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2022): $2,115 · +0.4% YoY. Source: county tax records.