357 Adrian Dr · Riverview, MO 63137

$25,900

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 60 Days on market

Built 1948 0.61 ac lot $27/sqft · 50% below area ↓ 42% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits! New siding and new windows have been installed!

Key facts

• New siding
• Full remodel
• Detached garage

Tags

• DETACHED GARAGE
• FULL REMODEL
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

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 ($1k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.7% vs local median 13.2% in Riverview — 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 58/100 on livability (#579 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime 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 25d 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).
• This rent runs 33% 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 $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $4k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.61% ✓
• Cap rate: 39.66%
• Cash-on-cash: 119.18%
• DSCR: 6.30
• GRM: 1.8

CMA / ARV

• ARV (median comp): $52,322
• List price: $25,900
• Delta: -50.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Adrian Dr	0.05mi	3/1.0 (+1)	1,008 (+4%)	6mo	$110,000	$109	81
9705 Riverview Dr	0.11mi	2/1.0	1,066 (+10%)	10mo	$125,000	$117	69
614 Ludlow Dr	0.50mi	3/1.0 (+1)	960 (-1%)	5mo	$109,900	$114	66
343 Midridge Dr	0.26mi	3/1.5 (+1)	1,058 (+10%)	5mo	$52,000	$49	61
9736 Lilac Dr	0.37mi	3/1.0 (+1)	888 (-8%)	7mo	$144,900	$163	58
343 Northridge Dr	0.44mi	2/1.0	884 (-8%)	10mo	$63,000	$71	57
435 Adrian Dr	0.20mi	3/2.0 (+1)	1,100 (+14%)	4mo	$45,000	$41	56
10071 Diamond Dr	0.73mi	2/1.0	1,008 (+4%)	5mo	$64,900	$64	55
10052 Valley Dr	0.66mi	2/1.0	918 (-5%)	8mo	$69,500	$76	54
9801 Gloucester Dr	0.49mi	3/2.0 (+1)	912 (-6%)	8mo	$119,000	$130	52
10060 Valley Dr	0.67mi	2/1.0	1,056 (+9%)	4mo	$59,900	$57	50
9737 Calumet Dr	0.58mi	3/2.0 (+1)	840 (-13%)	3mo	$149,500	$178	40

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: —
• Equity multiple: 7.37×
• Total profit: $46,184
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 17.43×
• Total profit: $119,186
• Equity at exit: $2,239

Cash invested: $7,252 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$136
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $720

Break-even live

Break-even rent $281

Max offer price $25,900

Occupancy floor 35%

Sensitivity live

Price	-10% $735	-5% $728	+0% $720	+5% $713	+10% $706
Rent	-10% $626	-5% $673	+0% $720	+5% $767	+10% $814
Rate	-1.0pp $733	-0.5pp $727	base $720	+0.5pp $714	+1.0pp $707

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	0.09mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.19mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.23mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	0.25mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.26mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	0.43mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.45mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.53mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.55mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.57mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.59mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.60mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.69mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.83mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.83mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.83mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.84mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.85mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.87mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.92mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.94mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.94mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	1.00mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	1.01mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	1.03mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	1.03mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	1.08mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	1.08mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	1.15mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	1.16mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	1.16mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	1.17mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	24d	1	1.18mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	44d	1	1.18mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	1.18mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	1.20mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	1.20mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	1.21mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	1.22mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.23mi

Listing history 28 events

1. 2026-06-18
   days on market $25,900 Active 60 DOM
2. 2026-06-17
   days on market $25,900 Active 59 DOM
3. 2026-06-16
   days on market $25,900 Active 58 DOM
4. 2026-06-15
   days on market $25,900 Active 57 DOM
5. 2026-06-13
   days on market $25,900 Active 55 DOM
6. 2026-06-13
   days on market $25,900 Active 54 DOM
7. 2026-06-09
   days on market $25,900 Active 51 DOM
8. 2026-06-08
   days on market $25,900 Active 50 DOM
9. 2026-06-07
   days on market $25,900 Active 49 DOM
10. 2026-06-05
    days on market $25,900 Active 46 DOM
11. 2026-06-03
    days on market $25,900 Active 45 DOM
12. 2026-06-02
    days on market $25,900 Active 44 DOM
13. 2026-06-01
    days on market $25,900 Active 43 DOM
14. 2026-05-31
    days on market $25,900 Active 42 DOM
15. 2026-05-04
    price $25,900 435-char remark

    Show marketing remark (435 chars)

    This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits! New siding and new windows have been installed!

16. 2026-04-19
    listed $29,900 Active 435-char remark

    Show marketing remark (435 chars)

    This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits! New siding and new windows have been installed!

17. 2025-12-05
    soldstatus Closed 387-char remark

    Show marketing remark (387 chars)

    This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits!

18. 2025-11-22
    status Pending 387-char remark

    Show marketing remark (387 chars)

    This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits!

19. 2025-10-29
    listed $19,000 Active 387-char remark

    Show marketing remark (387 chars)

    This 2-bedroom, 1-bath home with a spacious 2-car detached garage (24x30) offers an excellent opportunity for investors or buyers looking for a renovation project. The property requires a full remodel, providing a blank canvas to create value and bring your vision to life. Perfect for those looking to flip, hold as a rental, or customize their next home—endless potential awaits!

20. 2025-06-13
    price $23,900
21. 2025-06-09
    price $29,900
22. 2025-06-03
    listed $37,500 Active
23. 2025-06-03
    historical
24. 2022-12-05
    status Pending
25. 2022-12-02
    soldstatus Closed
26. 2022-11-12
    price $25,000
27. 2022-11-08
    price $35,000
28. 2022-11-08
    listed $45,000 Active

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,313
• − Mortgage interest: −$1,451
• − Property taxes: −$905
• − Insurance: −$130
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$753
• Taxable income: $8,784
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $6,535/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 — Riverview

• Score: 58/100
• State rank: #579
• US rank: #20673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverview, MO
• County: Saint Louis County · 888,823 people
• City population: 19,690
• 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

-42.4% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $25,900 MARIS as Distributed by MLS Grid
• 2026-04-19 Listed $29,900 MARIS as Distributed by MLS Grid
• 2025-12-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-22 Pending — MARIS as Distributed by MLS Grid
• 2025-10-29 Listed $19,000 MARIS as Distributed by MLS Grid
• 2025-06-13 Price Changed $23,900 MARIS as Distributed by MLS Grid
• 2025-06-09 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-06-03 Listed $37,500 MARIS as Distributed by MLS Grid
• 2025-06-03 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-12-05 Pending — MARIS as Distributed by MLS Grid
• 2022-12-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-11-12 Price Changed $25,000 MARIS as Distributed by MLS Grid
• 2022-11-08 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2022-11-08 Listed $45,000 MARIS as Distributed by MLS Grid

Property tax history

-3.7%/yr

Latest (2022): $905 · +1.0% YoY. Source: county tax records.