8636 Riverview Blvd · St. Louis, MO 63147

$120,000

4 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 10 Days on market

Built 1939 4,199 sqft lot Est $100k · 20% 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four Bedroom Solid Brick Two-Story Home Needing TLC for Occupancy Featuring Oversize Single Car Detached Garage! Beautiful Foyer Entrance with Coat Closet leads to Spacious Front Living Room with Large Windows allowing for Plenty of Natural Light, Gorgeous Stone Fireplace, and Gleaming Hardwood Flooring. Separate Dining Room with Overhead Ceiling Fan Lighting leads to Updated Kitchen with Ceramic Tile Walls, Large Pantry, and Plenty of Cabinetry & Counter Top Space. Two Generous Size Main Floor Bedrooms with Overhead Ceiling Fan Lighting, Six Panel Doors, and Beautiful Hardwood Floors share Updated Hallway Bathroom. Two Additional Second Floor Bedrooms also with Overhead Ceiling Fan Lighting, Comfortable Carpeting, and Half Bath. Full Unfinished Walk-Out Lower Level Basement Perfect for Storage or Future Living Space! Enjoy the Summer Months in the Rear Enclosed Covered Porch leading to Level Backyard. Call Your Full Time Realtor for Questions or to Schedule Your Showing Today!

Key facts

• Oversized kitchen
• Bright living room
• Stone fireplace

Tags

• WELCOMING FOYER ENTRY
• BRIGHT LIVING ROOM
• STONE FIREPLACE
• OVERSIZED KITCHEN
• LARGE PANTRY
• SEPARATE DINING AREA

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; One and one-half stories
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bath; 1 half bath; Main level has a full bath; Upper level has a half bath
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Fireplace (1); Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.8% vs local median 5.0% in St. Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Earl Nance Sr. Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 321 students, 99% FRL); Vashon High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 568 students, 100% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $120,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $100,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8635 Partridge Ave	0.05mi	4/2.0	1,170 (+4%)	2mo	$109,000	$93	87
8622 Partridge Ave	0.09mi	4/2.0	1,075 (-4%)	1mo	$149,900	$139	86
8554 Drury Ln	0.25mi	3/1.5 (-1)	1,196 (+6%)	1mo	$159,900	$134	72
1615 Veronica Ave	0.28mi	4/1.5	1,248 (+11%)	0mo	$60,000	$48	68
8578 Drury Ln	0.23mi	4/2.0	1,234 (+10%)	4mo	$83,900	$68	68
1810 Switzer Ave	0.51mi	4/1.5	1,159 (+3%)	4mo	$15,000	$13	68
8725 Goodfellow Blvd	0.58mi	4/2.0	1,168 (+4%)	0mo	$174,900	$150	65
5730 Park Ln	0.65mi	4/1.0	1,174 (+4%)	1mo	$105,000	$89	60
5828 Pamplin Ave	0.65mi	4/2.5	1,075 (-4%)	1mo	$190,000	$177	58
1067 Melvin Ave	0.64mi	3/1.0 (-1)	1,050 (-7%)	4mo	$77,900	$74	48
831 Hornsby	0.61mi	3/1.5 (-1)	1,008 (-10%)	4mo	$90,000	$89	46
8930 Sides Ct	0.73mi	3/1.5 (-1)	1,008 (-10%)	1mo	$65,000	$64	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,167
• Equity at exit: $17,892

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $31,776
• Equity at exit: $10,375

Cash invested: $33,600 (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 63147

• Home prices YoY: -31.4%
• Active inventory: 57
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$629
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $356

Break-even live

Break-even rent $934

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $424	-5% $390	+0% $356	+5% $322	+10% $288
Rent	-10% $246	-5% $301	+0% $356	+5% $410	+10% $465
Rate	-1.0pp $416	-0.5pp $386	base $356	+0.5pp $324	+1.0pp $293

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.26mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	0.63mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.64mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.74mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.86mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.88mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.90mi
6024 Lucille Ave Saint Louis, MO	5.0	1.0	1152	$1,500	$1.30	15d	1	1.04mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	1.12mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	1.12mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	1.16mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	1.21mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	1.25mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	1.33mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	1.37mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	1.37mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.41mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	1.42mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	1.45mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $120,000 Active 10 DOM
2. 2026-06-18
   days on market $120,000 Active 7 DOM
3. 2026-06-17
   days on market $120,000 Active 6 DOM
4. 2026-06-16
   days on market $120,000 Active 5 DOM
5. 2026-06-15
   days on market $120,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $120,000 Active 2 DOM

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$462/yr (+$39/mo · 65.8%)

ⓘ 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: $16,608
• − Mortgage interest: −$6,722
• − Property taxes: −$702
• − Insurance: −$600
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,491
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,682/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 8,173
• Household income: $41,182
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 418.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (92%)
• Race & ethnicity: Black 92% White 5% Two or more races 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.51%
• Current HPI: 84.224
• Rent YoY: —
• 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

+44.8% since first listed

22 events — show timeline

• 2026-06-11 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-15 Rental Removed $1,600 MARIS
• 2026-04-15 Listed for Rent $1,600 MARIS
• 2024-03-16 Rental Removed $1,200 RENTLY
• 2023-12-25 Listed for Rent $1,200 RENTLY
• 2023-10-24 Sold (Public Records) $130,000 Public Records
• 2023-08-03 Pending — MARIS as Distributed by MLS Grid
• 2023-08-02 Sold (Public Records) $75,000 Public Records
• 2023-07-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-05-24 Contingent — MARIS as Distributed by MLS Grid
• 2023-03-24 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2023-03-09 Listed $90,000 MARIS as Distributed by MLS Grid
• 2019-10-12 Price Changed $63,000 MARIS as Distributed by MLS Grid
• 2019-10-04 Price Changed $64,000 MARIS as Distributed by MLS Grid
• 2019-08-20 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2018-09-05 Price Changed $84,000 MARIS as Distributed by MLS Grid
• 2018-07-20 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2018-04-23 Price Changed $88,500 MARIS as Distributed by MLS Grid
• 2017-10-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-18 Pending — MARIS as Distributed by MLS Grid
• 2017-08-03 Listed $20,000 MARIS as Distributed by MLS Grid
• 2003-08-05 Sold (Public Records) $82,900 Public Records

Property tax history

+0.1%/yr

Latest (2024): $702 · +5.0% YoY. Source: county tax records.