452 Bluff Dr · Riverview, MO 63137

$90,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 111 Days on market

Built 1953 8,494 sqft lot $71/sqft · 11% above area Est $81k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

Key facts

• Generous rear yard
• 8,494 sq ft lot
• Garage

Tags

• PARTIALLY FINISHED BASEMENT
• ONE CAR ATTACHED GARAGE
• DEDICATED LAUNDRY HOOKUPS
• GENEROUS REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.52% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $81,324
• List price: $90,000
• Delta: 10.67%
• 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
356 Scenic Dr	0.23mi	4/2.0 (+1)	1,252 (-1%)	0mo	$39,900	$32	79
459 Bluff Dr	0.04mi	2/2.0 (-1)	1,276 (+1%)	12mo	$130,000	$102	77
9920 Diamond Dr	0.38mi	2/1.0 (-1)	1,273 (+1%)	3mo	$33,352	$26	73
465 Bluff Dr	0.06mi	2/2.0 (-1)	1,333 (+6%)	10mo	$85,000	$64	70
435 Adrian Dr	0.05mi	3/2.0	1,100 (-13%)	4mo	$45,000	$41	70
555 Leeton Ave	0.41mi	3/1.0	1,320 (+5%)	5mo	$39,900	$30	69
9846 Lilac Dr	0.25mi	3/1.0	1,116 (-11%)	4mo	$55,000	$49	66
9916 Lilac Dr	0.35mi	3/1.0	1,352 (+7%)	9mo	$146,000	$108	64
10042 Lilac Ave	0.61mi	2/1.0 (-1)	1,282 (+2%)	2mo	$104,900	$82	62
122 Coburg Dr	0.73mi	3/1.5	1,188 (-6%)	0mo	$10,000	$8	54
10203 Hobkirk Dr	0.71mi	3/1.0	1,108 (-12%)	9mo	$105,000	$95	39
10219 Valley Dr	0.71mi	3/1.0	1,100 (-13%)	11mo	$95,000	$86	36

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: 19.0%
• Equity multiple: 1.81×
• Total profit: $20,352
• Equity at exit: $13,419

10-year hold

• IRR: 29.7%
• Equity multiple: 4.13×
• Total profit: $78,817
• Equity at exit: $7,782

Cash invested: $25,200 (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 63137

• Rents YoY: 6.6%
• Active inventory: 203
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$472
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $468

Break-even live

Break-even rent $779

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $519	-5% $493	+0% $468	+5% $442	+10% $417
Rent	-10% $359	-5% $414	+0% $468	+5% $522	+10% $576
Rate	-1.0pp $513	-0.5pp $491	base $468	+0.5pp $444	+1.0pp $421

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: $22,500
• Closing costs: $2,700
• 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	44d	1	0.04mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.09mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.18mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	0.21mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.33mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	0.35mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.37mi
9517 West Ave Unit 1F St. Louis, MO	3.0	1.0	1300	$1,300	$1.00	44d	1	0.55mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	13d	1	0.56mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.58mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	0.60mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.66mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.66mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.67mi
10201 McCartney Ln Saint Louis, MO	3.0	2.0	1504	$1,565	$1.04	17d	1	0.71mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.71mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.78mi
368 Cameron Rd Saint Louis, MO	4.0	1.0	1628	$1,580	$0.97	44d	1	0.78mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.86mi
10409 Renfrew Dr Saint Louis, MO	3.0	1.0	1644	$1,250	$0.76	24d	1	0.92mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.95mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.96mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.96mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.96mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	1.01mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	1.01mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.01mi
808 Bella Ln Saint Louis, MO	4.0	2.0	1300	$1,650	$1.27	18d	1	1.02mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	1.02mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	8d	1	1.08mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	5d	1	1.08mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	1.09mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.09mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.09mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	1.10mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	1.14mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	15d	1	1.14mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	24d	1	1.15mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	1.19mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.19mi

Listing history 29 events

1. 2026-06-21
   days on market $90,000 Active 111 DOM
2. 2026-06-18
   days on market $90,000 Active 108 DOM
3. 2026-06-17
   days on market $90,000 Active 107 DOM
4. 2026-06-16
   days on market $90,000 Active 106 DOM
5. 2026-06-15
   days on market $90,000 Active 105 DOM
6. 2026-06-13
   days on market $90,000 Active 103 DOM
7. 2026-06-13
   days on market $90,000 Active 102 DOM
8. 2026-06-09
   days on market $90,000 Active 99 DOM
9. 2026-06-08
   days on market $90,000 Active 98 DOM
10. 2026-06-07
    days on market $90,000 Active 97 DOM
11. 2026-06-05
    pricedays on market $90,000 Active 94 DOM
12. 2026-06-03
    days on market $100,000 Active 93 DOM
13. 2026-06-02
    days on market $100,000 Active 92 DOM
14. 2026-06-01
    days on market $100,000 Active 91 DOM
15. 2026-05-31
    days on market $100,000 Active 90 DOM
16. 2026-04-15
    status Active 780-char remark

    Show marketing remark (780 chars)

    Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

17. 2026-04-15
    price $100,000 780-char remark

    Show marketing remark (780 chars)

    Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

18. 2026-03-31
    status Pending 780-char remark

    Show marketing remark (780 chars)

    Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

19. 2026-02-20
    historical Active Under Contract 780-char remark

    Show marketing remark (780 chars)

    Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

20. 2026-02-14
    listed $102,000 Active 780-char remark

    Show marketing remark (780 chars)

    Step into this inviting 3-bedroom, 1-bathroom residence that perfectly blends comfort and functionality. The home offers three spacious bedrooms, contemporary finishes throughout, and a partially finished basement—ideal for a home office, recreation space, or additional storage. Enjoy the convenience of a one-car attached garage and dedicated laundry hookups that make everyday living effortless. The generous rear yard provides the perfect backdrop for relaxing evenings, outdoor entertaining, or weekend gatherings. Ideally located near schools, shopping, and public transit, this move-in-ready home presents an exceptional opportunity for homeowners and investors alike. Don’t miss your chance to make it yours! Seller has additional turnkey homes if interested.

21. 2025-08-29
    historical $1,300
22. 2025-02-24
    listed $1,300
23. 2025-02-21
    historical $1,300
24. 2024-12-27
    listed $1,300
25. 2021-03-18
    soldstatus $135,413
26. 2020-11-13
    soldstatus
27. 2007-07-26
    soldstatus $45,500
28. 2007-07-26
    soldstatus $65,500
29. 2001-03-07
    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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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: $16,452
• − Mortgage interest: −$5,041
• − Property taxes: −$1,271
• − Insurance: −$450
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,618
• Taxable income: $4,439
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,547/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

+119.8% since first listed

14 events — show timeline

• 2026-04-15 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-15 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Pending — MARIS as Distributed by MLS Grid
• 2026-02-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-14 Listed $102,000 MARIS as Distributed by MLS Grid
• 2025-08-29 Rental Removed $1,300 RENTSPREE
• 2025-02-24 Listed for Rent $1,300 RENTSPREE
• 2025-02-21 Rental Removed $1,300 MARIS
• 2024-12-27 Listed for Rent $1,300 MARIS
• 2021-03-18 Sold (Public Records) $135,413 Public Records
• 2020-11-13 Sold (Public Records) — Public Records
• 2007-07-26 Sold (Public Records) $65,500 Public Records
• 2007-07-26 Sold (Public Records) $45,500 Public Records
• 2001-03-07 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2022): $1,271 · +1.0% YoY. Source: county tax records.