337 Lancashire Rd · Glasgow Village, MO 63137

$120,000

3 bd · 1.0 ba · 854 sqft · SingleFamily public records · 32 Days on market

Built 1952 7,291 sqft lot Est $91k · 31% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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

Lovely 3 bedroom ranch, vacant and recently rehabbed. Great opportunity for first time homebuyer or investor looking for rent ready property to add to their portfolio. Nice kitchen with new refrigerator and gas stove. Beautiful hardwood floors throughout main floor except for kitchen which is brand new luxury plank flooring. New A/C installed in 2023. Full basement with lots of storage and washer/dryer hookups. Large deck overlooks nice fenced backyard. Centrally located next to 270, other major thoroughfares, shopping, restaurants, etc. and within blocks of schools (day-care through high school). Property has passed St. Louis Occupancy Inspection (report in attached supplements) and is ready for immediate occupancy!

Key facts

• 7,291 sq ft lot
• Built 1952
• Listed 31 days

Property features AI

Finance

• Other: Property type listed as residential; Above-grade finished area reported as 854 (public records); Taxes reported for 2025
• Financial info: No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Single-phase electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Irregular lot

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: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: crime F, amenities F, commute 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: Glasgow Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 269 students, 99% 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 (+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 $830 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $21k; list at $120k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1952 — 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: 1.18% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $91,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Shepley Dr	0.16mi	3/1.0	854 (0%)	3mo	$110,000	$129	90
10539 Renfrew Dr	0.25mi	3/1.0	854 (0%)	2mo	$119,900	$140	86
240 Shepley Dr	0.25mi	3/1.0	854 (0%)	3mo	$55,000	$64	86
321 Caithness Rd	0.13mi	3/1.0	902 (+6%)	3mo	$47,700	$53	82
10301 Renfrew Dr	0.32mi	3/1.0	844 (-1%)	3mo	$110,000	$130	81
237 Ben Nevis Rd	0.51mi	3/1.0	873 (+2%)	1mo	$89,000	$102	72
10640 Spring Garden Dr	0.70mi	3/1.0	873 (+2%)	1mo	$77,500	$89	63
10519 Renfrew Dr	0.22mi	3/1.5	982 (+15%)	2mo	$95,000	$97	61
10555 Gourock Dr	0.45mi	3/2.0	918 (+8%)	3mo	$120,000	$131	60
10300 Ross Cir	0.37mi	3/1.0	980 (+15%)	1mo	$105,000	$107	57
200 Mcalpine Dr	0.67mi	3/2.0	927 (+8%)	1mo	$90,000	$97	50
10066 Dorothy Ave	0.72mi	2/1.0 (-1)	916 (+7%)	1mo	$99,900	$109	48

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $8,565
• Equity at exit: $17,892

10-year hold

• IRR: 18.5%
• Equity multiple: 2.79×
• Total profit: $60,053
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $357

Break-even live

Break-even rent $964

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $425	-5% $391	+0% $357	+5% $323	+10% $289
Rent	-10% $245	-5% $301	+0% $357	+5% $413	+10% $469
Rate	-1.0pp $417	-0.5pp $387	base $357	+0.5pp $326	+1.0pp $294

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.01mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.07mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	3d	1	0.09mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.11mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.11mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.14mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.14mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	12d	1	0.14mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.14mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.14mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	2d	1	0.17mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.18mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	17d	1	0.19mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.19mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.21mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.23mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.23mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.24mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.24mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.24mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.25mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.25mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.26mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.29mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.32mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.38mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.38mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.38mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.38mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.39mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	0.40mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.42mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.45mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	22d	1	0.48mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.48mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	3d	1	0.51mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.52mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.53mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	24d	1	0.53mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	44d	1	0.53mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 32 DOM
2. 2026-06-17
   days on market $120,000 Active 31 DOM
3. 2026-06-16
   days on market $120,000 Active 30 DOM
4. 2026-06-15
   days on market $120,000 Active 29 DOM
5. 2026-06-13
   days on market $120,000 Active 27 DOM
6. 2026-06-13
   days on market $120,000 Active 26 DOM
7. 2026-06-09
   days on market $120,000 Active 23 DOM
8. 2026-06-08
   days on market $120,000 Active 22 DOM
9. 2026-06-07
   days on market $120,000 Active 21 DOM
10. 2026-06-05
    days on market $120,000 Active 18 DOM
11. 2026-06-03
    days on market $120,000 Active 17 DOM
12. 2026-06-02
    days on market $120,000 Active 16 DOM
13. 2026-06-01
    days on market $120,000 Active 15 DOM
14. 2026-05-31
    days on market $120,000 Active 14 DOM
15. 2026-05-18
    listed $120,000 Active
16. 2026-05-17
    historical $120,000
17. 2025-01-23
    soldstatus Closed 727-char remark

    Show marketing remark (727 chars)

    Lovely 3 bedroom ranch, vacant and recently rehabbed. Great opportunity for first time homebuyer or investor looking for rent ready property to add to their portfolio. Nice kitchen with new refrigerator and gas stove. Beautiful hardwood floors throughout main floor except for kitchen which is brand new luxury plank flooring. New A/C installed in 2023. Full basement with lots of storage and washer/dryer hookups. Large deck overlooks nice fenced backyard. Centrally located next to 270, other major thoroughfares, shopping, restaurants, etc. and within blocks of schools (day-care through high school). Property has passed St. Louis Occupancy Inspection (report in attached supplements) and is ready for immediate occupancy!

18. 2024-12-21
    status Pending 727-char remark

    Show marketing remark (727 chars)

    Lovely 3 bedroom ranch, vacant and recently rehabbed. Great opportunity for first time homebuyer or investor looking for rent ready property to add to their portfolio. Nice kitchen with new refrigerator and gas stove. Beautiful hardwood floors throughout main floor except for kitchen which is brand new luxury plank flooring. New A/C installed in 2023. Full basement with lots of storage and washer/dryer hookups. Large deck overlooks nice fenced backyard. Centrally located next to 270, other major thoroughfares, shopping, restaurants, etc. and within blocks of schools (day-care through high school). Property has passed St. Louis Occupancy Inspection (report in attached supplements) and is ready for immediate occupancy!

19. 2024-12-19
    listed $97,500 Active 727-char remark

    Show marketing remark (727 chars)

    Lovely 3 bedroom ranch, vacant and recently rehabbed. Great opportunity for first time homebuyer or investor looking for rent ready property to add to their portfolio. Nice kitchen with new refrigerator and gas stove. Beautiful hardwood floors throughout main floor except for kitchen which is brand new luxury plank flooring. New A/C installed in 2023. Full basement with lots of storage and washer/dryer hookups. Large deck overlooks nice fenced backyard. Centrally located next to 270, other major thoroughfares, shopping, restaurants, etc. and within blocks of schools (day-care through high school). Property has passed St. Louis Occupancy Inspection (report in attached supplements) and is ready for immediate occupancy!

20. 2024-12-17
    historical $97,500 727-char remark

    Show marketing remark (727 chars)

    Lovely 3 bedroom ranch, vacant and recently rehabbed. Great opportunity for first time homebuyer or investor looking for rent ready property to add to their portfolio. Nice kitchen with new refrigerator and gas stove. Beautiful hardwood floors throughout main floor except for kitchen which is brand new luxury plank flooring. New A/C installed in 2023. Full basement with lots of storage and washer/dryer hookups. Large deck overlooks nice fenced backyard. Centrally located next to 270, other major thoroughfares, shopping, restaurants, etc. and within blocks of schools (day-care through high school). Property has passed St. Louis Occupancy Inspection (report in attached supplements) and is ready for immediate occupancy!

21. 2005-07-07
    soldstatus $21,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$180/yr (+$15/mo · 18.3%)

ⓘ 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: $16,986
• − Mortgage interest: −$6,722
• − Property taxes: −$984
• − Insurance: −$600
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,491
• Taxable income: $2,471
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,690/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

+471.4% since first listed

7 events — show timeline

• 2026-05-18 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-05-17 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 2025-01-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-12-21 Pending — MARIS as Distributed by MLS Grid
• 2024-12-19 Listed $97,500 MARIS as Distributed by MLS Grid
• 2024-12-17 Coming Soon $97,500 MARIS as Distributed by MLS Grid
• 2005-07-07 Sold (Public Records) $21,000 Public Records

Property tax history

+4.5%/yr

Latest (2022): $984 · +1.0% YoY. Source: county tax records.