10523 Prestwick Dr · Glasgow Village, MO 63137

$99,900

3 bd · 1.5 ba · 852 sqft · SingleFamily public records · 90 Days on market

Built 1953 7,701 sqft lot $117/sqft · 31% above area Est $76k · 31% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

Key facts

• 7,701 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#756 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $100k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1953 — 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: 1.42% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $75,981
• List price: $99,900
• Delta: 31.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Shepley Dr	0.11mi	3/1.0	854 (+0%)	3mo	$110,000	$129	90
10539 Renfrew Dr	0.13mi	3/1.0	854 (+0%)	2mo	$119,900	$140	90
240 Shepley Dr	0.31mi	3/1.0	854 (+0%)	3mo	$55,000	$64	81
237 Ben Nevis Rd	0.46mi	3/1.0	873 (+2%)	1mo	$89,000	$102	72
10301 Renfrew Dr	0.53mi	3/1.0	844 (-1%)	3mo	$110,000	$130	69
321 Caithness Rd	0.38mi	3/1.0	902 (+6%)	3mo	$47,700	$53	68
10640 Spring Garden Dr	0.71mi	3/1.0	873 (+2%)	1mo	$77,500	$89	60
200 Mcalpine Dr	0.62mi	3/2.0	927 (+9%)	0mo	$90,000	$97	54
147 Monteith Cir	0.72mi	3/1.0	909 (+7%)	2mo	$24,900	$27	52
158 Monteith Cir	0.69mi	3/1.0	927 (+9%)	0mo	$94,900	$102	51
151 Brigadoon Cir	0.67mi	3/1.0	927 (+9%)	2mo	$34,900	$38	51
135 Monteith Cir	0.75mi	3/1.0	927 (+9%)	3mo	$110,000	$119	46

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: 15.5%
• Equity multiple: 1.65×
• Total profit: $18,223
• Equity at exit: $14,895

10-year hold

• IRR: 26.7%
• Equity multiple: 3.74×
• Total profit: $76,748
• Equity at exit: $8,638

Cash invested: $27,972 (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 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $457

Break-even live

Break-even rent $835

Max offer price $99,900

Occupancy floor 63%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.03mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.06mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.14mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.18mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.18mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.18mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.20mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.21mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.21mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.22mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.25mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.26mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.27mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.27mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.31mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.31mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.34mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.36mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.38mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.38mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.39mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.40mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.42mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.42mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.45mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	0.45mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	0.45mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.46mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.47mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.47mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.47mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.48mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.50mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.50mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.51mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.53mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.55mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.57mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.65mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.65mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 90 DOM
2. 2026-06-17
   days on market $99,900 Active 89 DOM
3. 2026-06-16
   days on market $99,900 Active 88 DOM
4. 2026-06-15
   days on market $99,900 Active 87 DOM
5. 2026-06-13
   days on market $99,900 Active 85 DOM
6. 2026-06-13
   days on market $99,900 Active 84 DOM
7. 2026-06-09
   days on market $99,900 Active 81 DOM
8. 2026-06-08
   days on market $99,900 Active 80 DOM
9. 2026-06-07
   days on market $99,900 Active 79 DOM
10. 2026-06-05
    days on market $99,900 Active 76 DOM
11. 2026-06-03
    days on market $99,900 Active 75 DOM
12. 2026-06-02
    days on market $99,900 Active 74 DOM
13. 2026-06-01
    days on market $99,900 Active 73 DOM
14. 2026-05-31
    days on market $99,900 Active 72 DOM
15. 2026-05-13
    price $99,900 552-char remark

    Show marketing remark (552 chars)

    Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

16. 2026-03-26
    status Active 552-char remark

    Show marketing remark (552 chars)

    Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

17. 2026-03-26
    price $109,900 552-char remark

    Show marketing remark (552 chars)

    Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

18. 2026-03-18
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

19. 2026-03-12
    listed $115,000 Active 552-char remark

    Show marketing remark (552 chars)

    Instant cash flow ! $1,375/month rental income with tenant already in place. Lease secured through August 31, 2026, offering immediate cash flow for the next owner. Rent is partially subsidized through the Shelter Plus Care program, providing an additional layer of payment stability. This property presents a strong rent-to-price ratio and may appeal to investors looking for a stabilized buy-and-hold opportunity. Tenant already established, allowing for a straightforward transition to new ownership with income in place. Agents: see agent remarks

20. 2025-05-14
    historical $1,375
21. 2025-05-14
    historical $1,375
22. 2025-05-14
    listed $1,375
23. 2025-05-13
    listed $1,375
24. 2021-03-22
    soldstatus $15,000

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/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: $16,965
• − Mortgage interest: −$5,596
• − Property taxes: −$1,130
• − Insurance: −$500
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,906
• Taxable income: $4,119
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,498/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 — Glasgow Village

• Score: 55/100
• State rank: #756
• US rank: #23451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow Village, MO
• County: Saint Louis County · 888,823 people
• 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

+566.0% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-03-18 Pending — MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $115,000 MARIS as Distributed by MLS Grid
• 2025-05-14 Rental Removed $1,375 ZUMPER1
• 2025-05-14 Rental Removed $1,375 TENANTTURNER2
• 2025-05-14 Listed for Rent $1,375 ZUMPER1
• 2025-05-13 Listed for Rent $1,375 TENANTTURNER2
• 2021-03-22 Sold (Public Records) $15,000 Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,130 · +1.0% YoY. Source: county tax records.