122 Coburg Dr · Riverview, MO 63137

$10,000

3 bd · 1.5 ba · 1,188 sqft · SingleFamily public records · 14 Days on market

Built 1965 0.32 ac lot

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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
• 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

Price listed is Starting Bid Only. Bidding starts closing 5/14/2026 @ 5:30 p. m. Great opportunity for a savvy flipper or real estate investor! This estate home offers approximately 1,188+/- sq. ft. of living space featuring 3 bedrooms and 1.5 bathrooms with plenty of potential for renovation and value-add improvements. The home includes a spacious living room anchored by a wood-burning fireplace, an eat-in kitchen, and a dedicated laundry/utility room. Public utilities are available onsite but are currently disconnected and ready to be reactivated by the new owner, making this an ideal project for investors looking to customize and update the property to fit today’s market. Situated

Key facts

• 0.32 acre lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Above-grade finished area recorded at 1,188
• Financial info: Lease not considered; Property offered via auction

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Sewer connected; Water connected; Electric service (other)
• Home design: Single family residence; One level; Private ownership; Property listed as fixer
• Construction: Architectural shingle roof; Other construction materials
• Exterior features: Covered front and rear porches; Back yard and front yard; Adjoins wooded area

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Other heating; No central cooling
• Interior features: Wood-burning fireplace; Crawl space
• Laundry & utility: Dedicated laundry room

🔨 Auction listing. The $10,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $90,757 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).

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+, 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.
• Zoned schools: Highland Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 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); 203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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 $628 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 13.6% of price.
• 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 $10,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $90,757
• List price: $10,000
• Delta: -88.98%
• 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
122 Coburg Dr	0.00mi	3/1.5	1,188 (0%)	0mo	$10,000	$8	100
404 Lancashire Rd	0.37mi	4/1.0 (+1)	1,215 (+2%)	2mo	$39,900	$33	71
448 Lancashire Rd	0.38mi	3/1.0	1,234 (+4%)	4mo	$149,000	$121	70
233 Cameron Rd	0.33mi	3/1.0	1,088 (-8%)	5mo	$112,000	$103	65
304 Lanark Rd	0.31mi	3/1.0	1,304 (+10%)	4mo	$34,900	$27	64
338 Lancashire Rd	0.36mi	3/1.0	1,063 (-10%)	0mo	$99,000	$93	64
314 Midlothian Rd	0.44mi	4/1.0 (+1)	1,120 (-6%)	3mo	$90,000	$80	60
356 Scenic Dr	0.55mi	4/2.0 (+1)	1,252 (+5%)	0mo	$39,900	$32	58
10060 Valley Dr	0.29mi	2/1.0 (-1)	1,056 (-11%)	4mo	$59,900	$57	57
9920 Diamond Dr	0.47mi	2/1.0 (-1)	1,273 (+7%)	3mo	$33,352	$26	57
9846 Lilac Dr	0.69mi	3/1.0	1,116 (-6%)	4mo	$55,000	$49	52
10042 Lilac Ave	0.57mi	2/1.0 (-1)	1,282 (+8%)	2mo	$104,900	$82	52

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: 18.7%
• Equity multiple: 1.79×
• Total profit: $20,151
• Equity at exit: $13,532

10-year hold

• IRR: 29.5%
• Equity multiple: 4.10×
• Total profit: $78,698
• Equity at exit: $7,847

Cash invested: $25,412 (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: 203
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$476
• Tax est. 1.5%: −$113 /mo · $1,361/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $466

Break-even live

Break-even rent $794

Max offer price $90,757

Occupancy floor 61%

Sensitivity live

Price	-10% $528	-5% $497	+0% $466	+5% $434	+10% $403
Rent	-10% $356	-5% $411	+0% $466	+5% $520	+10% $575
Rate	-1.0pp $511	-0.5pp $489	base $466	+0.5pp $442	+1.0pp $418

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: $22,689
• Closing costs: $2,723
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	45d	1	0.09mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.11mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,350	$1.60	0d	1	0.21mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.24mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	45d	1	0.25mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,270	$1.42	0d	1	0.27mi
301 Estridge Rd Saint Louis, MO	3.0	1.0	981	$1,450	$1.48	0d	1	0.27mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	45d	1	0.28mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	0d	1	0.28mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.28mi
345 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	0.28mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	45d	1	0.31mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	25d	1	0.33mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	14d	1	0.33mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	19d	1	0.36mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	45d	1	0.38mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	45d	1	0.39mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	45d	1	0.42mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	14d	1	0.42mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	25d	1	0.43mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	0d	1	0.43mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	12d	1	0.46mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,295	$1.16	0d	1	0.46mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.46mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	45d	1	0.46mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,399	$1.32	0d	1	0.49mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.50mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	0d	1	0.50mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	45d	1	0.51mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	0d	1	0.51mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	45d	1	0.52mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	25d	1	0.54mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.55mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,095	$1.29	0d	1	0.55mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	0d	1	0.56mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	6d	1	0.56mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	9d	1	0.56mi
10027 Lilac Ave Saint Louis, MO	3.0	1.0	1008	$1,225	$1.22	0d	1	0.59mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	45d	1	0.59mi
10325 Lookaway Dr Saint Louis, MO	4.0	2.0	1248	$2,000	$1.60	12d	1	0.60mi

Listing history 3 events

1. 2026-05-15
   status Pending 1329-char remark
2. 2026-05-01
   listed $10,000 Active 1329-char remark
3. 2026-05-01
   historical $10,000 1329-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,601
• − Mortgage interest: −$5,084
• − Property taxes: −$1,361
• − Insurance: −$454
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,640
• Taxable income: $4,406
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,531/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

+0.0% since first listed

4 events — show timeline

• 2026-06-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $10,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $10,000 MARIS as Distributed by MLS Grid

Property tax history

-7.3%/yr

Latest (2022): $656 · +1.0% YoY. Source: county tax records.