146 Roderick Dr · Glasgow Village, MO 63137

$119,000

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 62 Days on market

Built 1955 6,250 sqft lot $128/sqft · 59% above area

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in good condition and ready for you to make it home. Lots of hard work has been put in this home and the workmanship shows. New appliances and fresh paint throughout. 3 bedrooms with 1 bath and a full basement. Lets not forget the nice back yard. Shade trees make this one attractive and there is fencing.

Key facts

• Fresh paint
• Fencing
• Shade trees

Tags

• NEW APPLIANCES
• FRESH PAINT
• FULL BASEMENT
• NICE BACK YARD
• SHADE TREES
• FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools F, 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.
• 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 25d 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 $823 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $27k; list at $119k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1955 — 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: 1.19% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $74,695
• List price: $119,000
• Delta: 59.31%
• 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
151 Brigadoon Cir	0.08mi	3/1.0	927 (0%)	2mo	$34,900	$38	95
158 Monteith Cir	0.14mi	3/1.0	927 (0%)	0mo	$94,900	$102	93
10746 Glen Garry Rd	0.14mi	3/1.0	927 (0%)	1mo	$89,900	$97	93
200 Mcalpine Dr	0.06mi	3/2.0	927 (0%)	1mo	$90,000	$97	93
147 Monteith Cir	0.16mi	3/1.0	909 (-2%)	2mo	$24,900	$27	88
237 Ben Nevis Rd	0.20mi	3/1.0	873 (-6%)	1mo	$89,000	$102	80
10640 Spring Garden Dr	0.22mi	3/1.0	873 (-6%)	1mo	$77,500	$89	79
10624 Spring Garden Dr	0.25mi	3/1.0	1,001 (+8%)	2mo	$24,900	$25	74
161 Cameron Rd	0.55mi	3/1.0	984 (+6%)	1mo	$105,000	$107	64
321 Caithness Rd	0.74mi	3/1.0	902 (-3%)	3mo	$47,700	$53	59
10300 Ross Cir	0.71mi	3/1.0	980 (+6%)	1mo	$105,000	$107	57
338 Lancashire Rd	0.73mi	3/1.0	1,063 (+15%)	0mo	$99,000	$93	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: 6.0%
• Equity multiple: 1.24×
• Total profit: $8,140
• Equity at exit: $17,743

10-year hold

• IRR: 18.3%
• Equity multiple: 2.77×
• Total profit: $58,885
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$624
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $348

Break-even live

Break-even rent $970

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $382	+0% $348	+5% $314	+10% $281
Rent	-10% $236	-5% $292	+0% $348	+5% $404	+10% $459
Rate	-1.0pp $408	-0.5pp $378	base $348	+0.5pp $317	+1.0pp $286

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	44d	1	0.05mi
10700 Spring Garden Dr Saint Louis, MO	3.0	1.0	816	$1,499	$1.84	24d	1	0.17mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	24d	1	0.17mi
225 Ben Nevis Rd Saint Louis, MO	3.0	1.0	873	$1,250	$1.43	4d	1	0.17mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	44d	1	0.18mi
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	18d	1	0.18mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	44d	1	0.20mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	4d	1	0.20mi
10613 Spring Garden Dr Saint Louis, MO	3.0	1.0	873	$1,169	$1.34	24d	1	0.22mi
257 Glen Garry Rd Saint Louis, MO	3.0	1.0	873	$1,025	$1.17	15d	1	0.26mi
237 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.30mi
138 Grampian Rd Saint Louis, MO	3.0	1.0	873	$1,499	$1.72	44d	1	0.31mi
241 Grampian Rd Saint Louis, MO	3.0	1.0	837	$1,250	$1.49	44d	1	0.31mi
157 Perthshire Rd Saint Louis, MO	3.0	1.0	873	$1,850	$2.12	44d	1	0.34mi
10650 Dunkeld Cir Saint Louis, MO	3.0	1.0	854	$1,250	$1.46	8d	1	0.40mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	44d	1	0.48mi
10617 Dunkeld Cir Saint Louis, MO	3.0	1.0	873	$1,299	$1.49	8d	1	0.48mi
204 Tay Rd Saint Louis, MO	4.0	1.5	854	$1,500	$1.76	18d	1	0.53mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.54mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.55mi
10432 Balmoral Dr Saint Louis, MO	4.0	1.0	826	$1,600	$1.94	2d	1	0.59mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.64mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.64mi
10527 Prestwick Dr Saint Louis, MO	3.0	2.0	854	$1,395	$1.63	8d	1	0.65mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.65mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.67mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	24d	1	0.68mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.68mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.74mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.75mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.75mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.76mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.77mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.79mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.81mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.82mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.89mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.92mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.97mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.98mi

Listing history 28 events

1. 2026-06-21
   days on market $119,000 Active 62 DOM
2. 2026-06-18
   days on market $119,000 Active 59 DOM
3. 2026-06-17
   days on market $119,000 Active 58 DOM
4. 2026-06-16
   days on market $119,000 Active 57 DOM
5. 2026-06-15
   days on market $119,000 Active 56 DOM
6. 2026-06-13
   days on market $119,000 Active 54 DOM
7. 2026-06-13
   days on market $119,000 Active 53 DOM
8. 2026-06-09
   days on market $119,000 Active 50 DOM
9. 2026-06-08
   days on market $119,000 Active 49 DOM
10. 2026-06-07
    days on market $119,000 Active 48 DOM
11. 2026-06-05
    days on market $119,000 Active 45 DOM
12. 2026-06-03
    days on market $119,000 Active 44 DOM
13. 2026-06-02
    days on market $119,000 Active 43 DOM
14. 2026-06-01
    days on market $119,000 Active 42 DOM
15. 2026-05-31
    days on market $119,000 Active 41 DOM
16. 2026-04-27
    status Active 320-char remark

    Show marketing remark (320 chars)

    This home is in good condition and ready for you to make it home. Lots of hard work has been put in this home and the workmanship shows. New appliances and fresh paint throughout. 3 bedrooms with 1 bath and a full basement. Lets not forget the nice back yard. Shade trees make this one attractive and there is fencing.

17. 2026-04-27
    status Pending 320-char remark

    Show marketing remark (320 chars)

    This home is in good condition and ready for you to make it home. Lots of hard work has been put in this home and the workmanship shows. New appliances and fresh paint throughout. 3 bedrooms with 1 bath and a full basement. Lets not forget the nice back yard. Shade trees make this one attractive and there is fencing.

18. 2026-04-20
    listed $119,000 Active 320-char remark

    Show marketing remark (320 chars)

    This home is in good condition and ready for you to make it home. Lots of hard work has been put in this home and the workmanship shows. New appliances and fresh paint throughout. 3 bedrooms with 1 bath and a full basement. Lets not forget the nice back yard. Shade trees make this one attractive and there is fencing.

19. 2025-07-29
    listed $75,000 Active
20. 2024-04-23
    historical $1,275
21. 2023-12-05
    listed $1,275
22. 2016-10-06
    soldstatus $27,000
23. 2012-05-17
    soldstatus $12,000
24. 2012-05-10
    soldstatus
25. 2012-03-02
    listed $12,000
26. 2006-03-22
    soldstatus
27. 2006-03-22
    soldstatus
28. 1990-10-01
    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: $1,111 · $93/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$43/yr (+$4/mo · 3.9%)

ⓘ 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: $16,924
• − Mortgage interest: −$6,666
• − Property taxes: −$1,111
• − Insurance: −$595
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,462
• Taxable income: $2,382
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,603/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
• 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

+891.7% since first listed

13 events — show timeline

• 2026-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $119,000 MARIS as Distributed by MLS Grid
• 2025-07-29 Listed $75,000 MARIS as Distributed by MLS Grid
• 2024-04-23 Rental Removed $1,275 PROPERTYWARE
• 2023-12-05 Listed for Rent $1,275 PROPERTYWARE
• 2016-10-06 Sold (Public Records) $27,000 Public Records
• 2012-05-17 Sold (Public Records) $12,000 Public Records
• 2012-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-03-02 Listed $12,000 MARIS as Distributed by MLS Grid
• 2006-03-22 Sold (Public Records) — Public Records
• 2006-03-22 Sold (Public Records) — Public Records
• 1990-10-01 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2022): $1,111 · +1.0% YoY. Source: county tax records.