158 Monteith Cir · Glasgow Village, MO 63137

$94,900

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 24 Days on market

Built 1956 7,666 sqft lot $102/sqft · 29% above area Est $74k · 29% 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 +9.8/10.0
• 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

Welcome to this charming one-story home in St. Louis featuring 3 bedrooms and 1 full bath. This home offers a comfortable, easy-living layout with inviting living spaces and plenty of natural light throughout. The kitchen provides ample cabinet space and flows into the dining area, perfect for everyday meals or entertaining. Enjoy the convenience of single-level living along with a spacious yard ideal for relaxing or outdoor activities. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

Key facts

• Spacious yard
• One story home
• Ample cabinet space

Tags

• ONE STORY HOME
• AMPLE CABINET SPACE
• SPACIOUS YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% 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 $656 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $36k; list at $95k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $73,562
• List price: $94,900
• Delta: 29.01%
• 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
158 Monteith Cir	0.00mi	3/1.0	927 (0%)	0mo	$94,900	$102	100
151 Brigadoon Cir	0.06mi	3/1.0	927 (0%)	2mo	$34,900	$38	96
135 Monteith Cir	0.06mi	3/1.0	927 (0%)	3mo	$110,000	$119	95
147 Monteith Cir	0.04mi	3/1.0	909 (-2%)	2mo	$24,900	$27	94
10746 Glen Garry Rd	0.19mi	3/1.0	927 (0%)	1mo	$89,900	$97	91
200 Mcalpine Dr	0.20mi	3/2.0	927 (0%)	0mo	$90,000	$97	86
237 Ben Nevis Rd	0.31mi	3/1.0	873 (-6%)	1mo	$89,000	$102	75
10640 Spring Garden Dr	0.35mi	3/1.0	873 (-6%)	1mo	$77,500	$89	73
10624 Spring Garden Dr	0.38mi	3/1.0	1,001 (+8%)	2mo	$24,900	$25	68
161 Cameron Rd	0.67mi	3/1.0	984 (+6%)	1mo	$105,000	$107	58
240 Shepley Dr	0.58mi	3/1.0	854 (-8%)	3mo	$55,000	$64	58
363 Shepley Dr	0.69mi	3/1.0	854 (-8%)	3mo	$110,000	$129	52

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: 17.8%
• Equity multiple: 1.75×
• Total profit: $19,978
• Equity at exit: $14,150

10-year hold

• IRR: 28.7%
• Equity multiple: 3.99×
• Total profit: $79,433
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $472

Break-even live

Break-even rent $809

Max offer price $94,900

Occupancy floor 61%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	43d	1	0.19mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	43d	1	0.22mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	17d	1	0.23mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	43d	1	0.24mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	23d	1	0.25mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.28mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	23d	1	0.28mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	14d	1	0.29mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.33mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	23d	1	0.36mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.39mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	43d	1	0.39mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.43mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	43d	1	0.45mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.46mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.54mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.54mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.60mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.63mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.63mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	1d	1	0.68mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.68mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.71mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.71mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.72mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.74mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.75mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.77mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.82mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.83mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.84mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.84mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.84mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.85mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.85mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.89mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.99mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	1.01mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	1.05mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.05mi

Listing history 7 events

1. 2026-05-11
   status Pending 581-char remark

   Show marketing remark (581 chars)

   Welcome to this charming one-story home in St. Louis featuring 3 bedrooms and 1 full bath. This home offers a comfortable, easy-living layout with inviting living spaces and plenty of natural light throughout. The kitchen provides ample cabinet space and flows into the dining area, perfect for everyday meals or entertaining. Enjoy the convenience of single-level living along with a spacious yard ideal for relaxing or outdoor activities. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

2. 2026-04-17
   listed $94,900 Active 581-char remark

   Show marketing remark (581 chars)

   Welcome to this charming one-story home in St. Louis featuring 3 bedrooms and 1 full bath. This home offers a comfortable, easy-living layout with inviting living spaces and plenty of natural light throughout. The kitchen provides ample cabinet space and flows into the dining area, perfect for everyday meals or entertaining. Enjoy the convenience of single-level living along with a spacious yard ideal for relaxing or outdoor activities. Conveniently located near shopping, dining, schools, and major highways, this home is a great opportunity for homeowners or investors alike!

3. 2022-02-23
   soldstatus $36,150
4. 2015-11-03
   soldstatus $900,000
5. 2012-04-16
   soldstatus 360-char remark

   Show marketing remark (360 chars)

   Spacious 3 bedroom home with a full basement. Fenced backyard. Great investment! Earnest money to be held by Sellers Title Co. and must be 3% or $1,000 whichever is greater and must be in the form of Certified funds or Cashiers check. Seller reserves the right to accept any offer regardless of date/time submitted. Please allow 2-3 days for a seller response.

6. 2012-03-23
   listed $15,900 360-char remark

   Show marketing remark (360 chars)

   Spacious 3 bedroom home with a full basement. Fenced backyard. Great investment! Earnest money to be held by Sellers Title Co. and must be 3% or $1,000 whichever is greater and must be in the form of Certified funds or Cashiers check. Seller reserves the right to accept any offer regardless of date/time submitted. Please allow 2-3 days for a seller response.

7. 1996-05-03
   soldstatus $47,000

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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: $16,881
• − Mortgage interest: −$5,316
• − Property taxes: −$1,222
• − Insurance: −$474
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,761
• Taxable income: $4,407
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,610/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

+101.9% since first listed

7 events — show timeline

• 2026-05-11 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $94,900 MARIS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $36,150 Public Records
• 2015-11-03 Sold (Public Records) $900,000 Public Records
• 2012-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-03-23 Listed $15,900 MARIS as Distributed by MLS Grid
• 1996-05-03 Sold (Public Records) $47,000 Public Records

Property tax history

+11.6%/yr

Latest (2022): $1,222 · +1.0% YoY. Source: county tax records.