426 Bluff Dr · Riverview, MO 63137

$69,500

2 bd · 1.0 ba · 783 sqft · SingleFamily public records · 85 Days on market

Built 1917 0.27 ac lot $89/sqft · 7% above area Est $65k · 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.4/15.0
• 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

Charming 2 bed, 1 bath home featuring convenient main floor laundry and a spacious layout. The large eat-in kitchen offers plenty of room for cooking and gathering, while the expansive backyard provides great outdoor space for entertaining, pets, or future improvements. This home offers both comfort and functionality, making it a great option for homeowners or investors alike. no text offers email only All offers must include the attached sellers addendum.

Key facts

• Large eat-in kitchen
• Main floor laundry
• Expansive backyard

Tags

• MAIN FLOOR LAUNDRY
• LARGE EAT-IN KITCHEN
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 32% 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 $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $28k; list at $70k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1917 — 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. 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. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $64,996
• List price: $69,500
• Delta: 6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Midridge Dr	0.24mi	2/1.0	798 (+2%)	7mo	$40,000	$50	80
9822 Lilac Dr	0.24mi	2/1.0	809 (+3%)	8mo	$15,000	$19	77
10052 Stimson Dr	0.59mi	2/1.0	792 (+1%)	11mo	$65,000	$82	61
628 Haddock Dr	0.37mi	2/1.0	840 (+7%)	12mo	$79,000	$94	60
9737 Calumet Dr	0.40mi	3/2.0 (+1)	840 (+7%)	3mo	$149,500	$178	58
9736 Lilac Dr	0.19mi	3/1.0 (+1)	888 (+13%)	7mo	$144,900	$163	58
662 Gleason Dr	0.44mi	2/1.0	840 (+7%)	12mo	$89,900	$107	57
343 Northridge Dr	0.35mi	2/1.0	884 (+13%)	10mo	$63,000	$71	54
446 Cameron Rd	0.71mi	3/1.0 (+1)	816 (+4%)	10mo	$75,000	$92	47
10301 Renfrew Dr	0.71mi	3/1.0 (+1)	844 (+8%)	3mo	$110,000	$130	46
10043 Lilac Ave	0.63mi	3/1.0 (+1)	864 (+10%)	8mo	$110,000	$127	42
10045 Dorothy Ave	0.68mi	3/1.0 (+1)	864 (+10%)	6mo	$99,900	$116	41

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: 27.3%
• Equity multiple: 2.19×
• Total profit: $23,067
• Equity at exit: $10,363

10-year hold

• IRR: 36.9%
• Equity multiple: 5.01×
• Total profit: $78,073
• Equity at exit: $6,009

Cash invested: $19,460 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$364
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $470

Break-even live

Break-even rent $581

Max offer price $69,500

Occupancy floor 55%

Sensitivity live

Price	-10% $509	-5% $490	+0% $470	+5% $450	+10% $431
Rent	-10% $377	-5% $423	+0% $470	+5% $516	+10% $563
Rate	-1.0pp $505	-0.5pp $488	base $470	+0.5pp $452	+1.0pp $434

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.03mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.08mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	0.10mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.19mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	0.24mi
9805 Lilac Dr Saint Louis, MO	1.0	1.0	575	$720	$1.25	44d	1	0.26mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.28mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.36mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.42mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.45mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.52mi
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
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	22d	1	0.74mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.74mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.77mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.80mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.82mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.82mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.93mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.93mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.95mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.95mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.99mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	1.03mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	1.03mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	1.03mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	1.05mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	1.07mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	1.09mi
10203 Trio Ln Saint Louis, MO	3.0	1.0	912	$1,435	$1.57	17d	1	1.10mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	1.12mi
849 River Trail Ct #102 St. Louis, MO	1.0	1.0	700	$825	$1.18	24d	1	1.12mi
849 River Trail Ct Apt 201 St. Louis, MO	1.0	1.0	700	$825	$1.18	44d	1	1.12mi
815 Bella Ln Saint Louis, MO	3.0	1.0	864	$1,275	$1.48	44d	1	1.13mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	1.14mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	1.14mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	1.16mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	1.16mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	1.16mi

Listing history 34 events

1. 2026-06-18
   days on market $69,500 Active 85 DOM
2. 2026-06-17
   days on market $69,500 Active 84 DOM
3. 2026-06-16
   days on market $69,500 Active 83 DOM
4. 2026-06-15
   days on market $69,500 Active 82 DOM
5. 2026-06-13
   days on market $69,500 Active 80 DOM
6. 2026-06-13
   days on market $69,500 Active 79 DOM
7. 2026-06-09
   days on market $69,500 Active 76 DOM
8. 2026-06-08
   days on market $69,500 Active 75 DOM
9. 2026-06-07
   days on market $69,500 Active 74 DOM
10. 2026-06-05
    days on market $69,500 Active 71 DOM
11. 2026-06-03
    days on market $69,500 Active 70 DOM
12. 2026-06-01
    days on market $69,500 Active 69 DOM
13. 2026-05-31
    days on market $69,500 Active 68 DOM
14. 2026-03-24
    listed $69,500 Active 462-char remark

    Show marketing remark (462 chars)

    Charming 2 bed, 1 bath home featuring convenient main floor laundry and a spacious layout. The large eat-in kitchen offers plenty of room for cooking and gathering, while the expansive backyard provides great outdoor space for entertaining, pets, or future improvements. This home offers both comfort and functionality, making it a great option for homeowners or investors alike. no text offers email only All offers must include the attached sellers addendum.

15. 2025-07-21
    status Active
16. 2025-07-09
    status Active
17. 2025-06-24
    status Pending
18. 2025-06-13
    status Active
19. 2025-05-25
    status Pending
20. 2025-05-14
    listed $70,000 Active
21. 2021-05-12
    soldstatus $28,000
22. 2021-05-07
    soldstatus $17,000
23. 2020-09-09
    soldstatus $17,000
24. 2020-09-01
    soldstatus Closed
25. 2020-07-12
    status Pending
26. 2020-06-19
    listed $25,000 Active
27. 2016-06-07
    price $23,000
28. 2013-09-24
    soldstatus $8,000
29. 2013-09-20
    soldstatus
30. 2013-08-31
    listed $9,500
31. 2008-09-18
    soldstatus
32. 2008-09-18
    soldstatus
33. 2008-09-18
    soldstatus $10,000
34. 1966-01-26
    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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,104
• − Mortgage interest: −$3,893
• − Property taxes: −$783
• − Insurance: −$348
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,022
• Taxable income: $4,802
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,486/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

+595.0% since first listed

21 events — show timeline

• 2026-03-24 Listed $69,500 MARIS as Distributed by MLS Grid
• 2025-07-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-24 Pending — MARIS as Distributed by MLS Grid
• 2025-06-13 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-25 Pending — MARIS as Distributed by MLS Grid
• 2025-05-14 Listed $70,000 MARIS as Distributed by MLS Grid
• 2021-05-12 Sold (Public Records) $28,000 Public Records
• 2021-05-07 Sold (Public Records) $17,000 Public Records
• 2020-09-09 Sold (Public Records) $17,000 Public Records
• 2020-09-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-07-12 Pending — MARIS as Distributed by MLS Grid
• 2020-06-19 Listed $25,000 MARIS as Distributed by MLS Grid
• 2016-06-07 Price Changed $23,000 MARIS as Distributed by MLS Grid
• 2013-09-24 Sold (Public Records) $8,000 Public Records
• 2013-09-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-08-31 Listed $9,500 MARIS as Distributed by MLS Grid
• 2008-09-18 Sold (Public Records) $10,000 Public Records
• 2008-09-18 Sold (Public Records) — Public Records
• 2008-09-18 Sold (Public Records) — Public Records
• 1966-01-26 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2022): $783 · +1.0% YoY. Source: county tax records.