10076 Royal Dr · Castle Point, MO 63136

$79,900

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 48 Days on market

Built 1966 6,499 sqft lot $85/sqft · 58% above area

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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
• 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 MLS

THIS IS A LOVELY STARTER HOME. 3 BEDROOMS, UPDATED KITCHEN WITH NEWER CABINETS, CERAMIC TILE FLOORING, STAINLESS STEEL STOVE AND REFRIGERATOR TO STAY. REFINISHED HARDWOOD FLOORS IN LIVING RM. & DINING RM. UPDATED BATH RM. WITH CERAMIC TILE. NEWER WATER HEATER WITHIN THE LAST 2 YEARS. NEWER ROOF WITHIN THE LAST 4 YEARS. CLEAN WALK-OUT BASEMENT.

Key facts

• 6,499 sq ft lot
• Built 1966
• Listed 48 days

Tags

• FULL WALK-OUT BASEMENT
• ACCESS TO PUBLIC UTILITIES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking spaces reported
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single family residence; One story; House
• Construction: Vinyl siding; Composition roof; Slab foundation; Built (year per public records)
• Exterior features: Back yard; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Central air conditioning (electric)
• Interior features: Partially finished basement; Other interior features
• Laundry & utility: Laundry: Other; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

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: Lewis And Clark Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 145 students, 98% 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 37% 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 ($552 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1966 — 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. 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: 1.58% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $50,467
• List price: $79,900
• Delta: 58.32%
• 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
9984 Duke Dr	0.14mi	3/1.0	960 (+2%)	1mo	$54,000	$56	90
10117 Royal Dr	0.09mi	3/1.0	864 (-9%)	1mo	$35,000	$41	81
9828 Omega Dr	0.52mi	3/1.0	988 (+5%)	0mo	$100,000	$101	68
10127 Monarch Dr	0.40mi	3/1.5	1,015 (+7%)	1mo	$155,000	$153	66
9850 Monarch Dr	0.39mi	3/2.0	1,014 (+7%)	2mo	$99,900	$99	64
10128 Ashbrook Dr	0.64mi	3/1.0	912 (-4%)	1mo	$130,000	$143	64
2442 Gardner Dr	0.25mi	3/2.0	1,054 (+12%)	2mo	$59,900	$57	63
10236 Monarch Dr	0.45mi	3/1.5	850 (-10%)	1mo	$35,000	$41	60
10501 Baron Dr	0.69mi	3/1.0	888 (-6%)	2mo	$99,000	$111	56
10417 Prince Dr	0.51mi	3/1.5	1,040 (+10%)	2mo	$120,000	$115	56
10231 Monarch Dr	0.46mi	3/2.0	1,073 (+14%)	1mo	$189,999	$177	51
10557 Castle Dr	0.74mi	3/1.5	1,023 (+8%)	1mo	$110,000	$108	49

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: 34.5%
• Equity multiple: 3.05×
• Total profit: $45,933
• Equity at exit: $39,534

10-year hold

• IRR: 34.9%
• Equity multiple: 6.41×
• Total profit: $120,963
• Equity at exit: $63,893

Cash invested: $22,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$419
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $477

Break-even live

Break-even rent $660

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $522	-5% $499	+0% $477	+5% $454	+10% $432
Rent	-10% $377	-5% $427	+0% $477	+5% $527	+10% $577
Rate	-1.0pp $517	-0.5pp $497	base $477	+0.5pp $456	+1.0pp $435

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	44d	1	0.11mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.11mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	8d	1	0.25mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.28mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.28mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.35mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.43mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	0.48mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	0.48mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	0.50mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.51mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.54mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.54mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.60mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	0.67mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	0.67mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	0.68mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	0.72mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	0.75mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	18d	1	0.80mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	15d	1	0.80mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.84mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.90mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.92mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	22d	1	0.94mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	24d	1	0.97mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	44d	1	0.97mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	0.98mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	44d	1	1.01mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	1.02mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.03mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	44d	1	1.05mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.08mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	1.12mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	44d	1	1.14mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	5d	1	1.14mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	1.15mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	1.18mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	1.19mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	16d	1	1.19mi

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 48 DOM
2. 2026-06-17
   days on market $79,900 Active 47 DOM
3. 2026-06-16
   days on market $79,900 Active 46 DOM
4. 2026-06-15
   pricedays on market $79,900 Active 45 DOM
5. 2026-06-13
   days on market $89,900 Active 43 DOM
6. 2026-06-13
   days on market $89,900 Active 42 DOM
7. 2026-06-09
   days on market $89,900 Active 39 DOM
8. 2026-06-08
   days on market $89,900 Active 38 DOM
9. 2026-06-07
   days on market $89,900 Active 37 DOM
10. 2026-06-05
    days on market $89,900 Active 34 DOM
11. 2026-06-03
    days on market $89,900 Active 33 DOM
12. 2026-06-02
    days on market $89,900 Active 32 DOM
13. 2026-06-01
    days on market $89,900 Active 31 DOM
14. 2026-05-31
    days on market $89,900 Active 30 DOM
15. 2026-05-01
    listed $89,900 Active 691-char remark
16. 2015-09-01
    soldstatus $15,382,732
17. 2013-02-15
    soldstatus $30,000
18. 2012-12-31
    soldstatus 349-char remark

    Show marketing remark (349 chars)

    THIS IS A LOVELY STARTER HOME. 3 BEDROOMS, UPDATED KITCHEN WITH NEWER CABINETS, CERAMIC TILE FLOORING, STAINLESS STEEL STOVE AND REFRIGERATOR TO STAY. REFINISHED HARDWOOD FLOORS IN LIVING RM. & DINING RM. UPDATED BATH RM. WITH CERAMIC TILE. NEWER WATER HEATER WITHIN THE LAST 2 YEARS. NEWER ROOF WITHIN THE LAST 4 YEARS. CLEAN WALK-OUT BASEMENT.

19. 2012-12-04
    soldstatus $22,000
20. 2012-08-10
    listed $29,900 349-char remark

    Show marketing remark (349 chars)

    THIS IS A LOVELY STARTER HOME. 3 BEDROOMS, UPDATED KITCHEN WITH NEWER CABINETS, CERAMIC TILE FLOORING, STAINLESS STEEL STOVE AND REFRIGERATOR TO STAY. REFINISHED HARDWOOD FLOORS IN LIVING RM. & DINING RM. UPDATED BATH RM. WITH CERAMIC TILE. NEWER WATER HEATER WITHIN THE LAST 2 YEARS. NEWER ROOF WITHIN THE LAST 4 YEARS. CLEAN WALK-OUT BASEMENT.

21. 2010-02-16
    soldstatus $8,900
22. 2006-12-27
    soldstatus $77,000
23. 1999-06-16
    soldstatus $49,500
24. 1994-03-09
    soldstatus
25. 1993-11-02
    soldstatus
26. 1992-02-18
    soldstatus $26,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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: $15,162
• − Mortgage interest: −$4,476
• − Property taxes: −$830
• − Insurance: −$400
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,324
• Taxable income: $4,707
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,591/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

+207.3% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $89,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2013-02-15 Sold (Public Records) $30,000 Public Records
• 2012-12-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-04 Sold (Public Records) $22,000 Public Records
• 2012-08-10 Listed $29,900 MARIS as Distributed by MLS Grid
• 2010-02-16 Sold (Public Records) $8,900 Public Records
• 2006-12-27 Sold (Public Records) $77,000 Public Records
• 1999-06-16 Sold (Public Records) $49,500 Public Records
• 1994-03-09 Sold (Public Records) — Public Records
• 1993-11-02 Sold (Public Records) — Public Records
• 1992-02-18 Sold (Public Records) $26,000 Public Records

Property tax history

+2.6%/yr

Latest (2022): $830 · +0.4% YoY. Source: county tax records.