10412 Viscount Dr · Castle Point, MO 63136

$89,900

3 bd · 1.5 ba · 1,073 sqft · SingleFamily public records · 5 Days on market

Built 1956 8,132 sqft lot $84/sqft · 18% below area Est $155k · 42% under $4/mo HOA

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Investment opportunity here for a good flip or a rental property. This 3-bedroom, 1.5 bath Ranch with attached 2 car garage is being sold as-is with no repairs nor inspections done by seller. Check out the nicely finished basement with great potential for entertaining or a lower-level family room. Fenced yard with a covered patio. Living Rm has a large bow window for lots of lighting. Kitchen refrigerator stays as well as non-functional frig in the lower level near the dry bar, which was used for storage. Washer and dryer in the lower level are included. Primary bedroom has a half bath. Updated 100-amp breaker box about 3 years ago. Furnace and Air replaced about 9 years ago. Thermal Window

Key facts

• Fenced yard
• 100-amp breaker box
• Dry bar

Tags

• FINISHED BASEMENT
• FENCED YARD
• COVERED PATIO
• LARGE BOW WINDOW
• DRY BAR
• 100-AMP BREAKER BOX

Property features AI

Finance

• Other: Living area approximately 1,528 (estimated) with about 1,073 above grade and 455 below grade
• Financial info: Lease not considered
• HOA & community: Has HOA with an annual fee of $50 (no listed association amenities)

Exterior

• Parking: Attached, covered garage facing front; 2 garage spaces (2 total parking spaces)
• Security: Security system
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Phone connected; Water available
• Home design: Single family residence; Private ownership; One level; Fixer condition
• Construction: Brick veneer and wood siding exterior; Asphalt roof; Has full, partially finished concrete basement
• Exterior features: Covered patio; Fenced yard (front and back yards); Storm door(s); Concrete road access

Interior

• Kitchen: Gas cooktop; Built-in gas oven; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: No flooring information provided
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/dining room combo; Pantry; Insulated windows; Security system
• Laundry & utility: Washer; Dryer; Water heater; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 64/100 on livability (#313 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment 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: Meadows Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 333 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 (+5.0%/yr); 372 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 ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $89,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (median comp): $155,222
• List price: $89,900
• Delta: -42.08%
• 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
10231 Monarch Dr	0.26mi	3/2.0	1,073 (0%)	1mo	$189,999	$177	85
10417 Prince Dr	0.43mi	3/1.5	1,040 (-3%)	2mo	$120,000	$115	73
10127 Monarch Dr	0.39mi	3/1.5	1,015 (-5%)	1mo	$155,000	$153	72
10139 Edgefield Dr	0.36mi	3/2.0	1,140 (+6%)	0mo	$119,900	$105	71
10557 Castle Dr	0.53mi	3/1.5	1,023 (-5%)	1mo	$110,000	$108	67
10228 Viscount Dr	0.26mi	3/1.5	925 (-14%)	2mo	$155,000	$168	63
10217 Viscount Dr	0.29mi	3/2.0	1,205 (+12%)	2mo	$149,000	$124	63
10129 Ventura Dr	0.68mi	3/2.0	1,055 (-2%)	2mo	$129,900	$123	62
10257 Dacey Dr	0.69mi	3/1.5	1,014 (-6%)	2mo	$120,000	$118	57
10269 Dacey Dr	0.71mi	4/1.0 (+1)	1,014 (-6%)	1mo	$169,000	$167	50
9984 Duke Dr	0.74mi	3/1.0	960 (-10%)	1mo	$54,000	$56	45
2360 Chambers Rd	0.70mi	2/1.0 (-1)	1,168 (+9%)	1mo	$44,900	$38	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.58×
• Total profit: $39,734
• Equity at exit: $44,481

10-year hold

• IRR: 27.4%
• Equity multiple: 5.37×
• Total profit: $109,924
• Equity at exit: $71,890

Cash invested: $25,172 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$471
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$37
• HOA: −$4
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $351

Break-even live

Break-even rent $882

Max offer price $89,900

Occupancy floor 69%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	0.11mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	0.12mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.14mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.18mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.19mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.25mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.30mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	0.31mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	0.40mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	0.41mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	0.44mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	0.45mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.51mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	0.51mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	0.52mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	0.52mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.61mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	23d	1	0.65mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.66mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	0.66mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.69mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.72mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.72mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	0.74mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	0.77mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	23d	1	0.82mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.82mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.83mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.03mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	1.03mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.03mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	1.05mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	14d	1	1.10mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	17d	1	1.10mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	19d	1	1.10mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.14mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.15mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	1.17mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	1.18mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	21d	1	1.18mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 3 events

1. 2026-05-05
   status Pending 872-char remark
2. 2026-04-30
   listed $89,900 Active 872-char remark
3. 2026-04-30
   historical $89,900 872-char remark

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,210 · $184/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,917
• − Mortgage interest: −$5,036
• − Property taxes: −$2,210
• − Insurance: −$450
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$48
• − Depreciation: −$2,615
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,487/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 — Castle Point

• Score: 64/100
• State rank: #313
• US rank: #14373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Point, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

• 2026-06-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-05 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $89,900 MARIS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2022): $2,210 · +0.4% YoY. Source: county tax records.