206 Crown Dr · Riverview, MO 63137

$70,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 43 Days on market

Built 1929 $56/sqft · 14% below area Est $82k · 14% under ↓ 30% since listing

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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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 206 Crown Drive! This well-maintained property offers comfortable living for a family or a reliable income opportunity for investors . Located in a convenient, sought-after neighborhood, it’s close to local amenities, schools, and public transportation, making it an attractive option for home owners or long term tenants. * * * * The Sellers updated flooring and other essential components making the property solid and functional for years to come * * * * * * * currently occupied with a great tenant with rent being paid consistently on time at $1100 a month * *

Key facts

• Garage
• Built 1929
• Listed 42 days

Property features AI

Exterior

• Parking: Detached garage with RV access/additional parking (1 garage space, total parking for 1 listed)
• Utilities: Public water; Public sewer; Electricity (220 volts); Natural gas connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick construction
• Exterior features: Private lot; Irregular lot dimensions (123x81x59x75x35)

Interior

• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric/gas)
• Interior features: Gas water heater; Block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

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: 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 (+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); 42% 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 35% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y 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 $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1929 — 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. 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: 1.80% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (median comp): $81,565
• List price: $70,000
• Delta: -14.18%
• 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
9920 Diamond Dr	0.35mi	2/1.0	1,273 (+2%)	3mo	$33,352	$26	78
122 Coburg Dr	0.23mi	3/1.5 (+1)	1,188 (-5%)	0mo	$10,000	$8	74
10042 Lilac Ave	0.56mi	2/1.0	1,282 (+3%)	2mo	$104,900	$82	68
448 Lancashire Rd	0.56mi	3/1.0 (+1)	1,234 (-1%)	4mo	$149,000	$121	64
304 Lanark Rd	0.53mi	3/1.0 (+1)	1,304 (+4%)	4mo	$34,900	$27	60
10065 Denness Dr	0.31mi	3/1.5 (+1)	1,413 (+13%)	1mo	$145,000	$103	56
10339 Ross Cir	0.56mi	2/1.0	1,406 (+13%)	1mo	$95,000	$68	52
9846 Lilac Dr	0.54mi	3/1.0 (+1)	1,116 (-11%)	4mo	$55,000	$49	49
424 Lancashire Rd	0.57mi	3/1.0 (+1)	1,120 (-10%)	6mo	$112,000	$100	46
233 Cameron Rd	0.56mi	3/1.0 (+1)	1,088 (-13%)	5mo	$112,000	$103	44
338 Lancashire Rd	0.57mi	3/1.0 (+1)	1,063 (-15%)	0mo	$99,000	$93	43
435 Adrian Dr	0.54mi	3/2.0 (+1)	1,100 (-12%)	4mo	$45,000	$41	43

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: 28.8%
• Equity multiple: 2.26×
• Total profit: $24,677
• Equity at exit: $10,437

10-year hold

• IRR: 38.3%
• Equity multiple: 5.22×
• Total profit: $82,674
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $491

Break-even live

Break-even rent $635

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $531	-5% $511	+0% $491	+5% $471	+10% $452
Rent	-10% $392	-5% $442	+0% $491	+5% $541	+10% $591
Rate	-1.0pp $527	-0.5pp $509	base $491	+0.5pp $473	+1.0pp $455

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	23d	1	0.16mi
255 Chambers Rd St. Louis, MO	2.0	1.0	700	$850	$1.21	44d	1	0.23mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	44d	1	0.25mi
344 Midridge Dr Saint Louis, MO	2.0	1.0	810	$1,053	$1.30	44d	1	0.28mi
9746 Diamond Dr Saint Louis, MO	3.0	2.0	910	$1,275	$1.40	44d	1	0.33mi
416 Crawford Rd Saint Louis, MO	3.0	1.0	844	$1,499	$1.78	24d	1	0.40mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	13d	1	0.44mi
10327 Renfrew Dr Saint Louis, MO	3.0	1.0	844	$1,199	$1.42	44d	1	0.46mi
317 Cameron Rd Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.46mi
371 Adrian Dr Saint Louis, MO	2.0	1.0	1337	$1,200	$0.90	44d	1	0.46mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,540	$1.80	44d	1	0.49mi
325 Caithness Rd Saint Louis, MO	3.0	1.0	854	$1,425	$1.67	13d	1	0.49mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	44d	1	0.50mi
9640 Diamond Dr Saint Louis, MO	1.0–2.0	1.0	625	$800	$1.28	15d	3	0.51mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	24d	1	0.54mi
435 Adrian Dr Saint Louis, MO	3.0	1.0	1100	$950	$0.86	21d	1	0.54mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	13d	1	0.54mi
460 Bluff Dr Saint Louis, MO	3.0	1.0	1002	$1,300	$1.30	44d	1	0.55mi
9943 Lilac Dr Saint Louis, MO	2.0	1.0	1086	$1,000	$0.92	44d	1	0.57mi
305 Lancashire Rd Saint Louis, MO	3.0	1.0	854	$1,100	$1.29	18d	1	0.57mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	44d	1	0.58mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	8d	1	0.59mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	44d	1	0.59mi
9924 Gloucester Dr Saint Louis, MO	3.0	2.0	992	$1,565	$1.58	11d	1	0.60mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	44d	1	0.61mi
9811 Lilac Dr Unit I St. Louis, MO	2.0	1.0	705	$799	$1.13	44d	1	0.62mi
312 Banff Cir Saint Louis, MO	3.0	1.0	854	$1,175	$1.38	24d	1	0.64mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	11d	1	0.66mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	18d	1	0.68mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	44d	1	0.71mi
329 Midlothian Rd Saint Louis, MO	3.0	1.0	854	$1,195	$1.40	4d	1	0.71mi
10066 Dorothy Ave Saint Louis, MO	2.0	1.0	916	$1,225	$1.34	23d	1	0.73mi
457 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,350	$1.58	24d	1	0.74mi
637 Karess Dr Saint Louis, MO	2.0	2.0	1190	$1,525	$1.28	13d	1	0.74mi
623 Ludlow Dr Saint Louis, MO	2.0	1.0	840	$1,199	$1.43	24d	1	0.75mi
409 Shepley Dr Saint Louis, MO	3.0	1.0	854	$1,095	$1.28	5d	1	0.76mi
323 Shepley Dr Saint Louis, MO	3.0	1.0	850	$1,175	$1.38	3d	1	0.77mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	44d	1	0.78mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	44d	1	0.80mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	8d	1	0.82mi

Listing history 50 events

1. 2026-06-21
   days on market $70,000 Active 43 DOM
2. 2026-06-18
   days on market $70,000 Active 40 DOM
3. 2026-06-17
   days on market $70,000 Active 39 DOM
4. 2026-06-16
   days on market $70,000 Active 38 DOM
5. 2026-06-15
   days on market $70,000 Active 37 DOM
6. 2026-06-13
   days on market $70,000 Active 35 DOM
7. 2026-06-13
   days on market $70,000 Active 34 DOM
8. 2026-06-09
   days on market $70,000 Active 31 DOM
9. 2026-06-08
   days on market $70,000 Active 30 DOM
10. 2026-06-07
    days on market $70,000 Active 29 DOM
11. 2026-06-05
    days on market $70,000 Active 26 DOM
12. 2026-06-03
    days on market $70,000 Active 25 DOM
13. 2026-06-02
    days on market $70,000 Active 24 DOM
14. 2026-06-01
    days on market $70,000 Active 23 DOM
15. 2026-05-31
    days on market $70,000 Active 22 DOM
16. 2026-05-10
    listed $70,000 Active 570-char remark
17. 2026-05-08
    historical $70,000 570-char remark
18. 2025-11-06
    status Active
19. 2025-11-06
    price $65,000
20. 2025-10-28
    historical Active Under Contract
21. 2025-10-10
    price $69,900
22. 2025-07-07
    price $75,000
23. 2025-05-18
    status Active
24. 2025-05-17
    price $82,500
25. 2025-04-14
    price $90,000
26. 2025-03-18
    listed $95,000 Active
27. 2024-12-20
    historical
28. 2024-12-16
    status Active
29. 2024-11-30
    status Pending
30. 2024-11-18
    listed $95,000 Active
31. 2024-02-08
    soldstatus Closed
32. 2024-01-26
    status Pending
33. 2023-12-28
    historical Active Under Contract
34. 2023-12-02
    status Active
35. 2023-12-02
    historical
36. 2023-11-07
    price $57,500
37. 2023-10-06
    price $65,000
38. 2023-10-02
    status Active
39. 2023-10-02
    historical
40. 2023-09-20
    status Active
41. 2023-09-14
    historical Active Under Contract
42. 2023-09-06
    price $55,000
43. 2023-08-25
    listed $65,000 Active
44. 2023-08-17
    historical
45. 2023-07-01
    status Active
46. 2023-07-01
    historical
47. 2023-06-23
    price $74,000
48. 2023-04-19
    price $79,000
49. 2023-02-26
    listed $89,000 Active
50. 2017-03-27
    soldstatus $55,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,078
• − Mortgage interest: −$3,921
• − Property taxes: −$1,262
• − Insurance: −$350
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,036
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,672/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

-29.9% since first listed

42 events — show timeline

• 2026-05-10 Listed $70,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $70,000 MARIS as Distributed by MLS Grid
• 2025-11-06 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-06 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2025-10-28 Contingent — MARIS as Distributed by MLS Grid
• 2025-10-10 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-07-07 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-17 Price Changed $82,500 MARIS as Distributed by MLS Grid
• 2025-04-14 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-03-18 Listed $95,000 MARIS as Distributed by MLS Grid
• 2024-12-20 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-16 Relisted — MARIS as Distributed by MLS Grid
• 2024-11-30 Pending — MARIS as Distributed by MLS Grid
• 2024-11-18 Listed $95,000 MARIS as Distributed by MLS Grid
• 2024-02-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-26 Pending — MARIS as Distributed by MLS Grid
• 2023-12-28 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-02 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-07 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2023-10-06 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-10-02 Relisted — MARIS as Distributed by MLS Grid
• 2023-10-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-20 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-14 Contingent — MARIS as Distributed by MLS Grid
• 2023-09-06 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2023-08-25 Listed $65,000 MARIS as Distributed by MLS Grid
• 2023-08-17 Delisted — MARIS as Distributed by MLS Grid
• 2023-07-01 Relisted — MARIS as Distributed by MLS Grid
• 2023-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-06-23 Price Changed $74,000 MARIS as Distributed by MLS Grid
• 2023-04-19 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2023-02-26 Listed $89,000 MARIS as Distributed by MLS Grid
• 2017-03-27 Sold (Public Records) $55,000 Public Records
• 2015-04-14 Sold (Public Records) $17,000 Public Records
• 2015-04-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-03-26 Delisted — MARIS as Distributed by MLS Grid
• 2015-03-03 Listed $19,900 MARIS as Distributed by MLS Grid
• 2007-07-11 Sold (Public Records) $99,900 Public Records
• 2007-07-11 Sold (Public Records) — Public Records
• 1963-04-19 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,262 · +1.0% YoY. Source: county tax records.