10117 Royal Dr · Castle Point, MO 63136

$35,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 67 Days on market

Built 1960 6,499 sqft lot ↓ 12% 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
• 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

* * Package Deal – 63136 Investment Opportunity * * Six single-family homes being sold as a package for * * $399,000 * * in the 63136 zip code: 10423 Royal Dr, 10117 Royal Dr, 10429 Earl, 10149 Count Dr, 10308 Lord Dr, and 10021 Baron. All properties are * * vacant * * and offer strong value-add potential for investors. * * Sold as-is. Package sale only. * *

Key facts

• 6,499 sq ft lot
• Built 1960
• Listed 67 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Front yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.3% 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; 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 37% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
7. 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.
8. 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: 3.58% ✓
• Cap rate: 31.26%
• Cash-on-cash: 89.18%
• DSCR: 4.97
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $87,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10117 Royal Dr	0.00mi	3/1.0	864 (0%)	1mo	$35,000	$41	99
10365 Lord Dr	0.41mi	3/1.0	864 (0%)	4mo	$87,000	$101	78
10236 Monarch Dr	0.38mi	3/1.5	850 (-2%)	1mo	$35,000	$41	77
9984 Duke Dr	0.21mi	3/1.0	960 (+11%)	1mo	$54,000	$56	71
10067 Prince Dr	0.14mi	2/2.0 (-1)	945 (+9%)	3mo	$25,000	$26	66
10501 Baron Dr	0.60mi	3/1.0	888 (+3%)	2mo	$99,000	$111	66
10512 Count Dr	0.60mi	3/1.0	888 (+3%)	4mo	$105,000	$118	64
10228 Viscount Dr	0.46mi	3/1.5	925 (+7%)	2mo	$155,000	$168	63
10348 Earl Dr	0.37mi	3/1.0	770 (-11%)	4mo	$35,000	$45	61
10128 Ashbrook Dr	0.65mi	3/1.0	912 (+6%)	0mo	$130,000	$143	60
10429 Earl Dr	0.47mi	2/1.0 (-1)	770 (-11%)	1mo	$35,000	$45	54
9828 Omega Dr	0.61mi	3/1.0	988 (+14%)	0mo	$100,000	$101	47

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: 96.1%
• Equity multiple: 6.58×
• Total profit: $54,655
• Equity at exit: $17,318

10-year hold

• IRR: 95.7%
• Equity multiple: 14.45×
• Total profit: $131,841
• Equity at exit: $27,988

Cash invested: $9,800 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$184
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $728

Break-even live

Break-even rent $332

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.04mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.04mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.19mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.22mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.29mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.38mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	1d	1	0.39mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	3d	1	0.40mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.43mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.43mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.45mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.45mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.58mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.59mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	0.59mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.66mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.67mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	0.67mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	10d	1	0.75mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.78mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	0.82mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	0.82mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.91mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.91mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.95mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.95mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	0.95mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.97mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.03mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	2d	1	1.03mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	43d	1	1.04mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	43d	1	1.06mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.08mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	43d	1	1.08mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	1.08mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	4d	1	1.15mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.16mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.17mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	43d	1	1.17mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.21mi

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-17
   price $35,000
3. 2026-02-22
   listed $59,000 Active
4. 1998-04-16
   soldstatus
5. 1998-04-16
   soldstatus
6. 1998-02-01
   soldstatus
7. 1998-01-09
   soldstatus
8. 1987-08-01
   soldstatus $39,900

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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: $15,048
• − Mortgage interest: −$1,961
• − Property taxes: −$770
• − Insurance: −$175
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,018
• Taxable income: $8,716
• Est. tax owed @ 24.0%: −$2,092
• After-tax cash flow: $6,648/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

-12.3% since first listed

8 events — show timeline

• 2026-04-30 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2026-02-22 Listed $59,000 MARIS as Distributed by MLS Grid
• 1998-04-16 Sold (Public Records) — Public Records
• 1998-04-16 Sold (Public Records) — Public Records
• 1998-02-01 Sold (Public Records) — Public Records
• 1998-01-09 Sold (Public Records) — Public Records
• 1987-08-01 Sold (Public Records) $39,900 Public Records

Property tax history

+4.2%/yr

Latest (2022): $770 · +0.4% YoY. Source: county tax records.