244 Estridge Rd · Glasgow Village, MO 63137

$51,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 97 Days on market

Built 1951 8,119 sqft lot Est $86k · 41% under ↓ 15% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold as-is. Seller to pay for no inspections and/or repairs.

Key facts

• 8,119 sq ft lot
• Built 1951
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 12.4% in Glasgow Village — 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 55/100 on livability (#756 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime 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.
• Zoned schools: Highland Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 students, 99% 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 (+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); 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 $353 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 1951 — 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 $46,410 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1951 — 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: 2.78% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.18%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $86,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Shepley Dr	0.28mi	3/1.0	854 (+1%)	3mo	$55,000	$64	83
332 Banff Cir	0.32mi	3/1.0	854 (+1%)	3mo	$79,000	$93	80
10301 Renfrew Dr	0.40mi	3/1.0	844 (0%)	3mo	$110,000	$130	79
321 Caithness Rd	0.15mi	3/1.0	902 (+7%)	3mo	$47,700	$53	79
363 Shepley Dr	0.39mi	3/1.0	854 (+1%)	3mo	$110,000	$129	78
10539 Renfrew Dr	0.52mi	3/1.0	854 (+1%)	2mo	$119,900	$140	72
237 Ben Nevis Rd	0.51mi	3/1.0	873 (+3%)	1mo	$89,000	$102	70
10640 Spring Garden Dr	0.61mi	3/1.0	873 (+3%)	1mo	$77,500	$89	65
518 Banavie Dr	0.49mi	3/2.0	932 (+10%)	3mo	$65,000	$70	53
10201 Gourock Dr	0.64mi	3/1.0	932 (+10%)	3mo	$110,000	$118	50
200 Mcalpine Dr	0.65mi	3/2.0	927 (+10%)	1mo	$90,000	$97	49
10555 Gourock Dr	0.72mi	3/2.0	918 (+9%)	3mo	$120,000	$131	45

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: 66.3%
• Equity multiple: 4.15×
• Total profit: $44,966
• Equity at exit: $7,604

10-year hold

• IRR: 71.7%
• Equity multiple: 9.71×
• Total profit: $124,428
• Equity at exit: $4,410

Cash invested: $14,280 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$267
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $752

Break-even live

Break-even rent $469

Max offer price $51,000

Occupancy floor 42%

Sensitivity live

Price	-10% $781	-5% $766	+0% $752	+5% $737	+10% $723
Rent	-10% $640	-5% $696	+0% $752	+5% $808	+10% $864
Rate	-1.0pp $777	-0.5pp $765	base $752	+0.5pp $739	+1.0pp $725

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.08mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.10mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	0.16mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.16mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	19d	1	0.19mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.22mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	3d	1	0.22mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	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	45d	1	0.28mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.29mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.32mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.33mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.34mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	0.35mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.36mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	45d	1	0.36mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.36mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.37mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.40mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	45d	1	0.40mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	45d	1	0.40mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.40mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	45d	1	0.43mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	45d	1	0.43mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.44mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.45mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.48mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.49mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	0.49mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.49mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.50mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	4d	1	0.50mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	45d	1	0.52mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	4d	1	0.54mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	24d	1	0.55mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.57mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.59mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.63mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.65mi

Listing history 29 events

1. 2026-06-21
   days on market $51,000 Active 97 DOM
2. 2026-06-18
   days on market $51,000 Active 94 DOM
3. 2026-06-17
   days on market $51,000 Active 93 DOM
4. 2026-06-16
   days on market $51,000 Active 92 DOM
5. 2026-06-15
   days on market $51,000 Active 91 DOM
6. 2026-06-13
   days on market $51,000 Active 89 DOM
7. 2026-06-13
   days on market $51,000 Active 88 DOM
8. 2026-06-09
   days on market $51,000 Active 85 DOM
9. 2026-06-08
   days on market $51,000 Active 84 DOM
10. 2026-06-07
    statusdays on market $51,000 Active 83 DOM
11. 2026-04-10
    status Pending
12. 2026-01-19
    listed $51,000 Active
13. 2025-12-09
    status Active
14. 2025-10-28
    status Pending
15. 2025-10-02
    status Active
16. 2025-09-03
    status Pending
17. 2025-07-22
    listed $54,200 Active
18. 2025-07-18
    historical
19. 2020-11-06
    soldstatus $99,000
20. 2019-11-05
    soldstatus $19,000
21. 2019-10-24
    soldstatus Closed 78-char remark

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

22. 2019-10-16
    status Pending 78-char remark

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

23. 2019-10-04
    listed $19,900 Active 78-char remark

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

24. 2016-03-15
    soldstatus $1,231,000
25. 2011-09-21
    soldstatus $11,000
26. 2006-04-20
    soldstatus $66,000
27. 2004-07-09
    soldstatus $41,500
28. 2004-07-08
    soldstatus $52,900
29. 2000-11-14
    soldstatus $59,900

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $979 · $82/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: $17,044
• − Mortgage interest: −$2,857
• − Property taxes: −$979
• − Insurance: −$255
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$1,484
• Taxable income: $8,743
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $6,923/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

-14.9% since first listed

19 events — show timeline

• 2026-04-10 Pending — MARIS as Distributed by MLS Grid
• 2026-01-19 Listed $51,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-28 Pending — MARIS as Distributed by MLS Grid
• 2025-10-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-03 Pending — MARIS as Distributed by MLS Grid
• 2025-07-22 Listed $54,200 MARIS as Distributed by MLS Grid
• 2025-07-18 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-11-06 Sold (Public Records) $99,000 Public Records
• 2019-11-05 Sold (Public Records) $19,000 Public Records
• 2019-10-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-10-16 Pending — MARIS as Distributed by MLS Grid
• 2019-10-04 Listed $19,900 MARIS as Distributed by MLS Grid
• 2016-03-15 Sold (Public Records) $1,231,000 Public Records
• 2011-09-21 Sold (Public Records) $11,000 Public Records
• 2006-04-20 Sold (Public Records) $66,000 Public Records
• 2004-07-09 Sold (Public Records) $41,500 Public Records
• 2004-07-08 Sold (Public Records) $52,900 Public Records
• 2000-11-14 Sold (Public Records) $59,900 Public Records

Property tax history

+7.4%/yr

Latest (2022): $979 · +1.0% YoY. Source: county tax records.