10828 Glen Garry Rd · Glasgow Village, MO 63137

$79,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 117 Days on market

Built 1955 6,120 sqft lot $86/sqft · at area comps Est $79k · at est. $1/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• 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

This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

Key facts

• New carpet
• Full basement
• Kitchen equipped

Tags

• NEW CARPET
• SPACIOUS LIVING ROOM
• DEDICATED DINING ROOM
• KITCHEN EQUIPPED
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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: 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: 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 14d 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 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $78,501
• List price: $79,900
• Delta: 1.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10746 Glen Garry Rd	0.12mi	3/1.0	927 (0%)	1mo	$89,900	$97	94
135 Monteith Cir	0.11mi	3/1.0	927 (0%)	3mo	$110,000	$119	92
158 Monteith Cir	0.17mi	3/1.0	927 (0%)	1mo	$94,900	$102	92
151 Brigadoon Cir	0.16mi	3/1.0	927 (0%)	2mo	$34,900	$38	91
147 Monteith Cir	0.14mi	3/1.0	909 (-2%)	2mo	$24,900	$27	89
200 Mcalpine Dr	0.25mi	3/2.0	927 (0%)	1mo	$90,000	$97	84
10640 Spring Garden Dr	0.33mi	3/1.0	873 (-6%)	1mo	$77,500	$89	74
10605 Spring Garden Dr	0.39mi	3/1.0	873 (-6%)	0mo	$79,700	$91	72
237 Ben Nevis Rd	0.41mi	3/1.0	873 (-6%)	1mo	$89,000	$102	71
10624 Spring Garden Dr	0.37mi	3/1.0	1,001 (+8%)	2mo	$24,900	$25	68
161 Cameron Rd	0.74mi	3/1.0	984 (+6%)	1mo	$105,000	$107	55
240 Shepley Dr	0.68mi	3/1.0	854 (-8%)	3mo	$55,000	$64	53

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: 27.1%
• Equity multiple: 2.18×
• Total profit: $26,341
• Equity at exit: $11,913

10-year hold

• IRR: 36.7%
• Equity multiple: 5.02×
• Total profit: $89,871
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$419
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$33
• HOA: −$1
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $535

Break-even live

Break-even rent $712

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $580	-5% $557	+0% $535	+5% $512	+10% $490
Rent	-10% $425	-5% $480	+0% $535	+5% $590	+10% $645
Rate	-1.0pp $575	-0.5pp $555	base $535	+0.5pp $514	+1.0pp $493

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	0d	1	0.11mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	20d	1	0.15mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	46d	1	0.16mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	26d	1	0.19mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	46d	1	0.23mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,399	$1.71	0d	1	0.26mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	5d	1	0.39mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	26d	1	0.39mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	5d	1	0.41mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	17d	1	0.44mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	0d	1	0.44mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	46d	1	0.51mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	46d	1	0.52mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	46d	1	0.52mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	46d	1	0.55mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	9d	1	0.60mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	46d	1	0.68mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	9d	1	0.68mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,095	$1.29	0d	1	0.74mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	19d	1	0.74mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,399	$1.32	0d	1	0.76mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	0d	1	0.81mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	0d	1	0.84mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	9d	1	0.84mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	5d	1	0.84mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	0.84mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	14d	1	0.85mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	6d	1	0.85mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	0d	1	0.85mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	26d	1	0.87mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	26d	1	0.88mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	20d	1	0.89mi
301 Estridge Rd Saint Louis, MO	3.0	1.0	981	$1,450	$1.48	0d	1	0.92mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	26d	1	0.96mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	46d	1	0.96mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	14d	1	0.96mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	0d	1	0.96mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	26d	1	0.97mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	12d	1	0.97mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,295	$1.16	0d	1	0.97mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: electric

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Active 117 DOM
2. 2026-06-18
   days on market $79,900 Active 114 DOM
3. 2026-06-17
   days on market $79,900 Active 113 DOM
4. 2026-06-16
   days on market $79,900 Active 112 DOM
5. 2026-06-15
   days on market $79,900 Active 111 DOM
6. 2026-06-13
   days on market $79,900 Active 109 DOM
7. 2026-06-13
   days on market $79,900 Active 108 DOM
8. 2026-06-09
   days on market $79,900 Active 105 DOM
9. 2026-06-08
   days on market $79,900 Active 104 DOM
10. 2026-06-07
    days on market $79,900 Active 103 DOM
11. 2026-06-05
    days on market $79,900 Active 100 DOM
12. 2026-06-03
    days on market $79,900 Active 99 DOM
13. 2026-06-02
    days on market $79,900 Active 98 DOM
14. 2026-06-01
    days on market $79,900 Active 97 DOM
15. 2026-05-31
    days on market $79,900 Active 96 DOM
16. 2026-05-15
    price $79,900 515-char remark

    Show marketing remark (515 chars)

    This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

17. 2026-05-01
    price $84,900 515-char remark

    Show marketing remark (515 chars)

    This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

18. 2026-04-16
    price $89,900 515-char remark

    Show marketing remark (515 chars)

    This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

19. 2026-03-27
    price $94,900 515-char remark

    Show marketing remark (515 chars)

    This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

20. 2026-02-24
    listed $104,900 Active 515-char remark

    Show marketing remark (515 chars)

    This 3-bedroom, 1-bath home features new carpet, a spacious living room, and a dedicated dining room—perfect for everyday living and entertaining. The kitchen comes equipped with a refrigerator, dishwasher, and electric range for added convenience. A full basement offers plenty of storage or potential for additional living space. Don’t miss this great opportunity—schedule your showing today! Glasgow Village Homeowners Association, [email protected], 314-576-0700 ext 406, HOA fee 14.50

21. 2015-09-01
    soldstatus $15,382,732
22. 2013-06-24
    soldstatus 375-char remark

    Show marketing remark (375 chars)

    Spacious ranch style in Glasgow Village subdivision. There is off street parking, covered porch on the back and a level fenced yard. Inside there are three bedrooms and one bath. There is a living room and dining room combo with hardwood floors. The basement is partially finished. This home is convenient to schools and downtown area. This is a Fannie Mae HomePath property.

23. 2013-04-26
    listed $14,900 375-char remark

    Show marketing remark (375 chars)

    Spacious ranch style in Glasgow Village subdivision. There is off street parking, covered porch on the back and a level fenced yard. Inside there are three bedrooms and one bath. There is a living room and dining room combo with hardwood floors. The basement is partially finished. This home is convenient to schools and downtown area. This is a Fannie Mae HomePath property.

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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: $16,664
• − Mortgage interest: −$4,476
• − Property taxes: −$1,307
• − Insurance: −$400
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$12
• − Depreciation: −$2,324
• Taxable income: $5,479
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $5,103/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

+436.2% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-02-24 Listed $104,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2013-06-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-04-26 Listed $14,900 MARIS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2022): $1,307 · +1.0% YoY. Source: county tax records.