2060 Chambers Rd · Castle Point, MO 63136

$130,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 21 Days on market

Built 1952 5,279 sqft lot Est $124k · at est.

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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 +22.0/30.0
• DSCR +7.0/10.0
• Appreciation +6.9/10.0
• ARV discount +5.3/15.0
• 1% rule +4.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

* * * DO NOT DISTURB TENANT * * * Section 8 rental currently collecting $1,710 monthly rent. Showing only with accepted contract. Property to be sold as-is. Agent-owned property.

Key facts

• 5,279 sq ft lot
• Built 1952
• Listed 20 days

Property features AI

Finance

• Other: Living area reported as 1,032 (assessor)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Ameren electric; Cable available; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Water available and connected
• Home design: Single family residence; Residential property type; One and one-half stories; Facing direction not specified
• Construction: Built with other/unspecified construction materials; Basement present with 8 ft+ poured construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 3 bedrooms total, including 1 main-level bedroom and 2 upper-level bedrooms
• Bathrooms: 1 full bathroom and 1 half bathroom; main level has a full bath and upper level includes a half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One and one-half level layout; Finished living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (2.3% below list).
• Recommended offer: $127k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 12.9% in Castle Point — 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 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: Moline Elem. (math 2% / reading 12%, grade F, #1,058 of 1,115 statewide, top 96%, 295 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); 376 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k of equity ($899 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $130k implies a 622% 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 $127,058 (2.3% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $123,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9614 Winkler Dr	0.45mi	3/1.0	1,020 (-1%)	1mo	$125,000	$123	76
2014 Kappel Dr	0.26mi	2/1.0 (-1)	989 (-4%)	2mo	$19,000	$19	75
9739 Balboa Dr	0.43mi	3/1.0	999 (-3%)	1mo	$76,900	$77	74
10129 Ventura Dr	0.38mi	3/2.0	1,055 (+2%)	2mo	$129,900	$123	73
9858 Green Valley Dr	0.21mi	3/2.0	936 (-9%)	2mo	$74,900	$80	69
9850 Monarch Dr	0.51mi	3/2.0	1,014 (-2%)	2mo	$99,900	$99	68
10127 Monarch Dr	0.58mi	3/1.5	1,015 (-2%)	1mo	$155,000	$153	67
1719 Newhall Ct	0.70mi	3/1.0	975 (-6%)	0mo	$120,000	$123	58
10231 Monarch Dr	0.68mi	3/2.0	1,073 (+4%)	1mo	$189,999	$177	56
2225 Kerwin Dr	0.65mi	3/1.0	1,135 (+10%)	2mo	$135,900	$120	52
10139 Edgefield Dr	0.57mi	3/2.0	1,140 (+10%)	0mo	$119,900	$105	52
2360 Chambers Rd	0.68mi	2/1.0 (-1)	1,168 (+13%)	1mo	$44,900	$38	41

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: 16.8%
• Equity multiple: 2.01×
• Total profit: $36,837
• Equity at exit: $64,322

10-year hold

• IRR: 18.6%
• Equity multiple: 4.03×
• Total profit: $110,157
• Equity at exit: $103,956

Cash invested: $36,400 (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: 376
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$682
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $206

Break-even live

Break-even rent $1,010

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $280	-5% $243	+0% $206	+5% $169	+10% $133
Rent	-10% $106	-5% $156	+0% $206	+5% $256	+10% $307
Rate	-1.0pp $272	-0.5pp $239	base $206	+0.5pp $173	+1.0pp $138

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	0.23mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.27mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.27mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.33mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.33mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.34mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.34mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.36mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.38mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	0.38mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	0.38mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	0.38mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.41mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.43mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.46mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.56mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.59mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.59mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.63mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.66mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.66mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.67mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.71mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.74mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.77mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.79mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.79mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	45d	1	0.81mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.81mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.81mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.82mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.82mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.86mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.87mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	45d	1	0.90mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.90mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.92mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	0.92mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	0.93mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.94mi

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 21 DOM
2. 2026-06-18
   days on market $130,000 Active 18 DOM
3. 2026-06-17
   days on market $130,000 Active 17 DOM
4. 2026-06-16
   days on market $130,000 Active 16 DOM
5. 2026-06-15
   days on market $130,000 Active 15 DOM
6. 2026-06-13
   days on market $130,000 Active 13 DOM
7. 2026-06-13
   days on market $130,000 Active 12 DOM
8. 2026-06-09
   days on market $130,000 Active 9 DOM
9. 2026-06-08
   days on market $130,000 Active 8 DOM
10. 2026-06-07
    days on market $130,000 Active 7 DOM
11. 2026-06-05
    days on market $130,000 Active 4 DOM
12. 2026-06-03
    days on market $130,000 Active 3 DOM
13. 2026-06-02
    days on market $130,000 Active 2 DOM
14. 2026-06-01
    status $130,000 Active 1 DOM
15. 2026-06-01
    remarks 185-char remark
16. 2026-06-01
    listed $130,000 Coming Soon 1 DOM

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$522/yr (+$43/mo · 70.5%)

ⓘ 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: $15,247
• − Mortgage interest: −$7,282
• − Property taxes: −$739
• − Insurance: −$650
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,782
• Taxable income: $354
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,390/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

• 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

+120.3% since first listed

9 events — show timeline

• 2026-06-01 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2023-06-07 Sold (Public Records) — Public Records
• 2018-09-26 Sold (Public Records) $18,000 Public Records
• 2018-08-01 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2018-07-23 Price Changed $23,900 MARIS as Distributed by MLS Grid
• 2018-07-11 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2018-07-06 Price Changed $28,900 MARIS as Distributed by MLS Grid
• 2005-09-09 Sold (Public Records) $59,000 Public Records
• 2005-09-09 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2022): $739 · +0.4% YoY. Source: county tax records.