332 Banff Cir · Glasgow Village, MO 63137

$125,000

3 bd · 1.0 ba · 854 sqft · SingleFamily public records · 33 Days on market

Built 1953 6,359 sqft lot $146/sqft · 65% above area

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

Key facts

• 6,359 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• Other: Property listed by The Dawning Firm; Living area reported as 854 (source: public records)
• Financial info: Lease considered; No home warranty indicated

Exterior

• Parking: 3 parking spaces total; 2-car garage; 1 carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; One story; Residential house; Updated/Remodeled
• Construction: Concrete construction materials; Shingle roof; Other foundation
• Exterior features: Front porch; Awnings; Entry steps/stairs; Private yard; Back yard with chain link fencing; Some trees; Gentle sloping lot; Concrete road/drive surface; Panel doors

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Basement (concrete, unfinished); 6 total rooms; Updated/remodeled condition; Lighting
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 12.4% in Glasgow Village — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $63k; list at $125k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $75,981
• List price: $125,000
• Delta: 64.51%
• 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
363 Shepley Dr	0.10mi	3/1.0	854 (0%)	3mo	$110,000	$129	93
10539 Renfrew Dr	0.20mi	3/1.0	854 (0%)	2mo	$119,900	$140	89
240 Shepley Dr	0.24mi	3/1.0	854 (0%)	3mo	$55,000	$64	86
321 Caithness Rd	0.19mi	3/1.0	902 (+6%)	3mo	$47,700	$53	79
10301 Renfrew Dr	0.36mi	3/1.0	844 (-1%)	3mo	$110,000	$130	79
237 Ben Nevis Rd	0.49mi	3/1.0	873 (+2%)	1mo	$89,000	$102	73
10519 Renfrew Dr	0.17mi	3/1.5	982 (+15%)	2mo	$95,000	$97	63
10640 Spring Garden Dr	0.70mi	3/1.0	873 (+2%)	1mo	$77,500	$89	63
10300 Ross Cir	0.42mi	3/1.0	980 (+15%)	1mo	$105,000	$107	55
200 Mcalpine Dr	0.65mi	3/2.0	927 (+8%)	0mo	$90,000	$97	51
151 Brigadoon Cir	0.74mi	3/1.0	927 (+8%)	2mo	$34,900	$38	50
10066 Dorothy Ave	0.74mi	2/1.0 (-1)	916 (+7%)	1mo	$99,900	$109	47

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,781
• Equity at exit: $18,638

10-year hold

• IRR: 14.8%
• Equity multiple: 2.39×
• Total profit: $48,596
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$656
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $279

Break-even live

Break-even rent $1,056

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.06mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.07mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	4d	1	0.08mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	23d	1	0.08mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.09mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.12mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.14mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.15mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	17d	1	0.16mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.17mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	1d	1	0.17mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.17mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.18mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	7d	1	0.18mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	43d	1	0.22mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.22mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	43d	1	0.23mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	7d	1	0.23mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.25mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	0.28mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	23d	1	0.28mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.29mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	23d	1	0.30mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	43d	1	0.31mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	7d	1	0.31mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	0.35mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.36mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	0.38mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	43d	1	0.40mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.40mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	43d	1	0.43mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	0.44mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	0.46mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	0.46mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	14d	1	0.48mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	0.48mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	43d	1	0.49mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	0.51mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.54mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	0.54mi

Listing history 29 events

1. 2026-04-24
   listed $125,000 Active 1380-char remark
2. 2026-04-24
   historical $125,000 1380-char remark
3. 2026-03-16
   status Active 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

4. 2026-03-13
   soldstatus Closed 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

5. 2026-01-21
   price $79,000 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

6. 2025-09-23
   price $85,000 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

7. 2025-08-22
   listed $89,000 Active 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

8. 2025-08-22
   historical $89,000 244-char remark

   Show marketing remark (244 chars)

   Amazing opportunity to purchase this solid rental property in convenient St Louis County location! Property is now vacant and ready for showings. Seller will not be providing inspections, disclosures, warranties or repairs. Property sold AS-IS.

9. 2023-09-22
   soldstatus Closed

   Show marketing remark (346 chars)

   Welcome home to this 3 Bed/1 Bath renovated bungalow. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. Head to the basement to find plenty of storage space or room to expand. This home also features a large detached two car garage. This home is ready to move in or to add to your portfolio!

10. 2023-09-11
    historical $1,100
11. 2023-09-01
    price $1,100
12. 2023-08-12
    status Pending

    Show marketing remark (346 chars)

    Welcome home to this 3 Bed/1 Bath renovated bungalow. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. Head to the basement to find plenty of storage space or room to expand. This home also features a large detached two car garage. This home is ready to move in or to add to your portfolio!

13. 2023-08-10
    listed $69,900 Active

    Show marketing remark (346 chars)

    Welcome home to this 3 Bed/1 Bath renovated bungalow. You'll find new flooring throughtout the entire home. The kitchen features new cabinets and countertops. Head to the basement to find plenty of storage space or room to expand. This home also features a large detached two car garage. This home is ready to move in or to add to your portfolio!

14. 2023-07-16
    listed $1,150
15. 2021-12-10
    soldstatus $63,000
16. 2021-06-16
    soldstatus $22,000
17. 2021-06-14
    soldstatus Closed
18. 2021-05-28
    status Pending
19. 2021-05-11
    listed $38,500 Active
20. 2021-05-07
    historical $38,500
21. 2020-10-13
    soldstatus Closed
22. 2020-09-30
    status Pending
23. 2020-09-28
    status Active
24. 2020-09-14
    status Pending
25. 2020-09-09
    listed $9,900 Active
26. 2006-11-20
    soldstatus $103,000
27. 2005-03-11
    soldstatus $45,000
28. 1995-02-13
    soldstatus $46,000
29. 1958-07-16
    soldstatus

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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: $16,902
• − Mortgage interest: −$7,002
• − Property taxes: −$1,515
• − Insurance: −$625
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,636
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $3,006/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
• City population: 19,684
• 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

+171.7% since first listed

29 events — show timeline

• 2026-04-24 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Coming Soon — MARIS as Distributed by MLS Grid
• 2026-03-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-21 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-08-22 Listed $89,000 MARIS as Distributed by MLS Grid
• 2025-08-22 Coming Soon $89,000 MARIS as Distributed by MLS Grid
• 2023-09-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-09-11 Rental Removed $1,100 RENTLY
• 2023-09-01 Price Changed $1,100 RENTLY
• 2023-08-12 Pending — MARIS as Distributed by MLS Grid
• 2023-08-10 Listed $69,900 MARIS as Distributed by MLS Grid
• 2023-07-16 Listed for Rent $1,150 RENTLY
• 2021-12-10 Sold (Public Records) $63,000 Public Records
• 2021-06-16 Sold (Public Records) $22,000 Public Records
• 2021-06-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-28 Pending — MARIS as Distributed by MLS Grid
• 2021-05-11 Listed $38,500 MARIS as Distributed by MLS Grid
• 2021-05-07 Coming Soon $38,500 MARIS as Distributed by MLS Grid
• 2020-10-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-30 Pending — MARIS as Distributed by MLS Grid
• 2020-09-28 Relisted — MARIS as Distributed by MLS Grid
• 2020-09-14 Pending — MARIS as Distributed by MLS Grid
• 2020-09-09 Listed $9,900 MARIS as Distributed by MLS Grid
• 2006-11-20 Sold (Public Records) $103,000 Public Records
• 2005-03-11 Sold (Public Records) $45,000 Public Records
• 1995-02-13 Sold (Public Records) $46,000 Public Records
• 1958-07-16 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2022): $1,515 · +1.0% YoY. Source: county tax records.