10234 Count Dr · Castle Point, MO 63136

$69,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 13 Days on market

Built 1948 10,402 sqft lot

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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 +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

This ranch home had a 1 car tuck garage so it gives you the option to bring it back and/or finish that basement for more living area. And speaking of the basement, there was also a full 2nd bath down there. But who needs to finish that basement when you have so much room on the main level. Your eyes are not deceiving you. Over 1800 sq ft per the tax assessor, 3 bdrms, spacious living room, dining room, and large, eat in kitchen. There is a deck off the rear for outdoor grilling and entertainment. Seller is a large financing institution and may provide favorable financing terms for this property. Low down payment, no fees, and a deeply discounted interest rate. Home is being sold as is.

Key facts

• Tuck garage
• Deck off the rear
• Full 2nd bath

Tags

• TUCK GARAGE
• FULL 2ND BATH
• DECK OFF THE REAR

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction
• Exterior features: Front yard and backyard

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with rough-in for a bathroom; Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 18.8% vs local median 13.0% in Castle Point — 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 64/100 on livability (#313 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment 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: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% 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 (+5.0%/yr); 372 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,560/mo this rent would consume 45% of the median local household income ($41k/yr) (locally 3085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $69,000

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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.
5. 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.
6. 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: 2.26% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.72%
• DSCR: 2.99
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10352 Baron Dr	0.06mi	3/1.0	1,776 (-2%)	10mo	$99,900	$56	81
10216 Pannell Dr	0.31mi	3/2.0	1,829 (+0%)	6mo	$172,500	$94	79
2221 Duchess Dr	0.18mi	3/1.5	1,802 (-1%)	11mo	$154,900	$86	79
10241 Royal Dr	0.24mi	3/2.0	1,748 (-4%)	7mo	$173,500	$99	77
2349 Hudson Rd	0.31mi	3/1.5	1,973 (+8%)	4mo	$170,000	$86	66
10243 Pannell Dr	0.30mi	3/2.5	1,950 (+7%)	8mo	$198,000	$102	65
10401 Baron Dr	0.11mi	4/3.5 (+1)	1,668 (-8%)	6mo	$79,900	$48	65
10541 Castle Dr	0.44mi	3/2.0	1,645 (-10%)	2mo	$139,999	$85	62
10412 Hallwood Dr	0.37mi	3/2.5	1,573 (-14%)	0mo	$159,900	$102	58
10430 Castle Dr	0.37mi	3/1.5	1,550 (-15%)	2mo	$139,999	$90	54
10562 Murat Dr	0.65mi	3/2.5	1,989 (+9%)	8mo	$200,000	$101	46
2209 Kipp Ct	0.54mi	3/3.0	2,079 (+14%)	7mo	$135,000	$65	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 4.12×
• Total profit: $60,291
• Equity at exit: $34,140

10-year hold

• IRR: 52.7%
• Equity multiple: 8.86×
• Total profit: $151,932
• Equity at exit: $55,177

Cash invested: $19,320 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$362
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $720

Break-even live

Break-even rent $649

Max offer price $69,000

Occupancy floor 49%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	0.28mi
10606 Kilbourn Dr Saint Louis, MO	3.0	2.0	2100	$1,395	$0.66	44d	1	0.61mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	2d	1	0.66mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	44d	1	0.66mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	0.83mi
10331 Ewell Dr Saint Louis, MO	3.0	1.0	1658	$1,540	$0.93	4d	1	0.90mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	0.95mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	1.01mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	2d	1	1.17mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	44d	1	1.19mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	1.28mi

Listing history 10 events

1. 2026-06-18
   days on market $69,000 Active 13 DOM
2. 2026-06-17
   days on market $69,000 Active 12 DOM
3. 2026-06-16
   days on market $69,000 Active 11 DOM
4. 2026-06-15
   days on market $69,000 Active 10 DOM
5. 2026-06-13
   days on market $69,000 Active 8 DOM
6. 2026-06-13
   days on market $69,000 Active 7 DOM
7. 2026-06-09
   days on market $69,000 Active 4 DOM
8. 2026-06-08
   days on market $69,000 Active 3 DOM
9. 2026-06-07
   remarks 694-char remark
10. 2026-06-07
    listed $69,000 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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/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: $18,721
• − Mortgage interest: −$3,865
• − Property taxes: −$1,463
• − Insurance: −$345
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,007
• Taxable income: $8,045
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,708/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 — Castle Point

• Score: 64/100
• State rank: #313
• US rank: #14373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Point, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+526.0% since first listed

9 events — show timeline

• 2026-06-05 Listed $69,000 MARIS as Distributed by MLS Grid
• 2023-04-28 Sold (Public Records) $130,000 Public Records
• 2023-01-05 Sold (Public Records) $20,000 Public Records
• 2021-12-13 Sold (Public Records) $280,000 Public Records
• 2021-11-16 Sold (Public Records) $220,000 Public Records
• 2017-12-01 Sold (Public Records) $40,400 Public Records
• 2017-12-01 Sold (Public Records) $24,000 Public Records
• 2010-10-11 Sold (Public Records) $11,023 Public Records
• 1997-09-03 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2022): $1,463 · +0.4% YoY. Source: county tax records.