10047 Castle Dr · Castle Point, MO 63136

$85,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 110 Days on market

Built 1959 6,499 sqft lot Est $95k · 10% under

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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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

This is a Fannie Mae Homepath Property. Spacious ranch style home featuring 3 bedrooms, living room, full partial finished basement with bath and off street parking. Located close to shopping and major thoroughfares. Awesome property!! This property is a must see. Be the first to schedule a showing.

Key facts

• 6,499 sq ft lot
• Built 1959
• Listed 110 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity connected; Natural gas connected
• Home design: Single-family residential home; One story
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Back yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms, all on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Main-level living; Five total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% 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: 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); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 ($588 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $21k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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: 1.43% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $94,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9984 Duke Dr	0.19mi	3/1.0 (+1)	960 (+3%)	1mo	$54,000	$56	81
10117 Royal Dr	0.16mi	3/1.0 (+1)	864 (-8%)	1mo	$35,000	$41	74
10128 Ashbrook Dr	0.56mi	3/1.0 (+1)	912 (-3%)	1mo	$130,000	$143	64
9828 Omega Dr	0.50mi	3/1.0 (+1)	988 (+6%)	1mo	$100,000	$101	62
10228 Viscount Dr	0.61mi	3/1.5 (+1)	925 (-1%)	2mo	$155,000	$168	61
2442 Gardner Dr	0.21mi	3/2.0 (+1)	1,054 (+13%)	2mo	$59,900	$57	58
9742 Wendell Dr	0.51mi	3/1.0 (+1)	1,014 (+8%)	2mo	$69,900	$69	55
10127 Monarch Dr	0.49mi	3/1.5 (+1)	1,015 (+8%)	1mo	$155,000	$153	55
9850 Monarch Dr	0.46mi	3/2.0 (+1)	1,014 (+8%)	2mo	$99,900	$99	54
10236 Monarch Dr	0.54mi	3/1.5 (+1)	850 (-9%)	1mo	$35,000	$41	52
10417 Prince Dr	0.53mi	3/1.5 (+1)	1,040 (+11%)	2mo	$120,000	$115	48
10231 Monarch Dr	0.55mi	3/2.0 (+1)	1,073 (+15%)	1mo	$189,999	$177	40

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: 29.6%
• Equity multiple: 2.76×
• Total profit: $42,007
• Equity at exit: $42,057

10-year hold

• IRR: 30.3%
• Equity multiple: 5.75×
• Total profit: $113,108
• Equity at exit: $67,971

Cash invested: $23,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$446
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $404

Break-even live

Break-even rent $705

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $452	-5% $428	+0% $404	+5% $380	+10% $355
Rent	-10% $307	-5% $356	+0% $404	+5% $452	+10% $500
Rate	-1.0pp $446	-0.5pp $425	base $404	+0.5pp $382	+1.0pp $359

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	0.22mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.23mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.36mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.37mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	0.38mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.38mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.40mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.52mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	0.54mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.55mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	0.56mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	0.57mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	0.58mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	0.59mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.64mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	0.66mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	16d	1	0.75mi
1253 Avant Dr Saint Louis, MO	2.0	1.0	795	$1,295	$1.63	19d	1	0.75mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	0.77mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	0.78mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	16d	1	0.78mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	0.79mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,375	$1.51	0d	1	0.80mi
10200 Tappan Dr Saint Louis, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.80mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	23d	1	0.85mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	0.85mi
1230 Roxton Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	23d	1	0.89mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.93mi
1115 Bakewell Dr Saint Louis, MO	3.0	1.0	916	$1,300	$1.42	45d	1	0.94mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.95mi
10367 Coburg Lands Dr Saint Louis, MO	3.0	1.0	912	$1,270	$1.39	45d	1	0.97mi
1009 Bliss Dr Saint Louis, MO	3.0	1.0	912	$1,400	$1.54	45d	1	1.06mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	1.08mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	1.08mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	1.08mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	1.09mi
1208 Rapid Dr Saint Louis, MO	3.0	1.0	992	$1,375	$1.39	6d	1	1.10mi
1223 Rapid Dr Saint Louis, MO	3.0	1.0	1008	$1,095	$1.09	0d	1	1.12mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.13mi
10508 Druid Dr Saint Louis, MO	3.0	1.0	1122	$1,475	$1.31	17d	1	1.14mi

Listing history 28 events

1. 2026-06-21
   days on market $85,000 Active 110 DOM
2. 2026-06-18
   days on market $85,000 Active 107 DOM
3. 2026-06-17
   days on market $85,000 Active 106 DOM
4. 2026-06-16
   days on market $85,000 Active 105 DOM
5. 2026-06-15
   days on market $85,000 Active 104 DOM
6. 2026-06-13
   days on market $85,000 Active 102 DOM
7. 2026-06-13
   days on market $85,000 Active 101 DOM
8. 2026-06-09
   days on market $85,000 Active 98 DOM
9. 2026-06-08
   days on market $85,000 Active 97 DOM
10. 2026-06-07
    days on market $85,000 Active 96 DOM
11. 2026-06-05
    days on market $85,000 Active 93 DOM
12. 2026-06-03
    days on market $85,000 Active 92 DOM
13. 2026-06-02
    days on market $85,000 Active 91 DOM
14. 2026-06-01
    days on market $85,000 Active 90 DOM
15. 2026-05-31
    days on market $85,000 Active 89 DOM
16. 2026-05-01
    status Pending
17. 2026-04-07
    price $85,000
18. 2026-03-05
    price $99,000
19. 2026-02-07
    listed $106,000 Active
20. 2026-02-06
    price $106,000
21. 2026-02-06
    historical $10,600
22. 2019-11-21
    soldstatus
23. 2015-03-06
    soldstatus Closed 300-char remark

    Show marketing remark (300 chars)

    This is a Fannie Mae Homepath Property. Spacious ranch style home featuring 3 bedrooms, living room, full partial finished basement with bath and off street parking. Located close to shopping and major thoroughfares. Awesome property!! This property is a must see. Be the first to schedule a showing.

24. 2015-02-18
    historical 300-char remark

    Show marketing remark (300 chars)

    This is a Fannie Mae Homepath Property. Spacious ranch style home featuring 3 bedrooms, living room, full partial finished basement with bath and off street parking. Located close to shopping and major thoroughfares. Awesome property!! This property is a must see. Be the first to schedule a showing.

25. 2015-02-09
    listed $11,900 Active 300-char remark

    Show marketing remark (300 chars)

    This is a Fannie Mae Homepath Property. Spacious ranch style home featuring 3 bedrooms, living room, full partial finished basement with bath and off street parking. Located close to shopping and major thoroughfares. Awesome property!! This property is a must see. Be the first to schedule a showing.

26. 2003-06-19
    soldstatus $62,000
27. 1999-01-25
    soldstatus $41,000
28. 1999-01-25
    soldstatus $65,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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: $14,593
• − Mortgage interest: −$4,761
• − Property taxes: −$912
• − Insurance: −$425
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,473
• Taxable income: $3,687
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $3,958/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

+107.3% since first listed

13 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-02-07 Listed $106,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $106,000 MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $10,600 MARIS as Distributed by MLS Grid
• 2019-11-21 Sold (Public Records) — Public Records
• 2015-03-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-02-18 Delisted — MARIS as Distributed by MLS Grid
• 2015-02-09 Listed $11,900 MARIS as Distributed by MLS Grid
• 2003-06-19 Sold (Public Records) $62,000 Public Records
• 1999-01-25 Sold (Public Records) $65,000 Public Records
• 1999-01-25 Sold (Public Records) $41,000 Public Records

Property tax history

+3.5%/yr

Latest (2021): $912 · +27.0% YoY. Source: county tax records.