912 Cheri Heights Ct · Ferguson, MO 63135

$154,900

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 18 Days on market

Built 1973 10,458 sqft lot Est $167k · 7% under

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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 +19.5/30.0
• ARV discount +10.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of space in this Charming 3 bedroom 2 bathroom Ranch with large full basement Partially finished with storage room and laundry area.. 2 car garage Large front yard and fenced in backyard.. A lovely place to call home!

Key facts

• Decorative fireplace
• Easy access to i-270
• Breakfast counter

Tags

• DECORATIVE FIREPLACE
• PRIVATE ENSUITE BATHROOM
• FULLY FENCED BACKYARD
• BREAKFAST COUNTER
• PARTIALLY FINISHED BASEMENT
• EASY ACCESS TO I-270

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence (residential); One level
• Construction: Brick construction; Asphalt roof
• Exterior features: Rain gutters; Back yard; Front yard; Paved yard/drive

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Fireplace (1) with miscellaneous/other features; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#586 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary (180 students, 98% FRL); Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 165 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $73k; list at $155k implies a 113% gain — meaningful room to come down on a strong offer.

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 $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 1.00% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $166,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Bayview Ct	0.12mi	3/1.0	1,472 (-7%)	4mo	$124,900	$85	75
332 Argent Ave	0.41mi	2/1.5 (-1)	1,558 (-2%)	0mo	$185,000	$119	70
926 Westwold Ave	0.65mi	4/2.0 (+1)	1,597 (+0%)	5mo	$149,900	$94	59
274 Dashwood Dr	0.42mi	3/1.0	1,454 (-9%)	5mo	$139,900	$96	58
1011 Geringer Ct	0.75mi	3/3.0	1,620 (+2%)	2mo	$279,900	$173	57
1325 Kappel Dr	0.52mi	3/1.0	1,414 (-11%)	2mo	$139,000	$98	52
509 Royal Ave	0.52mi	3/1.5	1,375 (-14%)	3mo	$110,000	$80	49
26 N Maple Ave	0.61mi	3/2.0	1,789 (+12%)	3mo	$259,900	$145	48
1221 Thatcher Ave	0.66mi	4/2.0 (+1)	1,462 (-8%)	4mo	$159,900	$109	48
410 Robert Ave	0.74mi	4/2.0 (+1)	1,471 (-8%)	2mo	$60,000	$41	46
312 Ward Dr	0.70mi	3/2.0	1,375 (-14%)	1mo	$145,000	$105	44
4 Dunmore Ct	0.56mi	4/1.0 (+1)	1,391 (-12%)	6mo	$174,900	$126	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,772
• Equity at exit: $23,096

10-year hold

• IRR: 11.2%
• Equity multiple: 2.08×
• Total profit: $46,689
• Equity at exit: $13,393

Cash invested: $43,372 (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 63135

• Rents YoY: 9.0%
• Active inventory: 165
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$812
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $174

Break-even live

Break-even rent $1,333

Max offer price $154,900

Occupancy floor 84%

Sensitivity live

Price	-10% $262	-5% $218	+0% $174	+5% $131	+10% $87
Rent	-10% $52	-5% $113	+0% $174	+5% $236	+10% $297
Rate	-1.0pp $252	-0.5pp $214	base $174	+0.5pp $134	+1.0pp $93

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.17mi
1006 Highmont Dr Saint Louis, MO	3.0	1.0	1920	$1,550	$0.81	45d	1	0.25mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	0.32mi
25 S Dellwood Ave Saint Louis, MO	3.0	1.0	1944	$1,600	$0.82	45d	1	0.41mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	3d	1	0.46mi
299 Dashwood Dr Saint Louis, MO	3.0	2.0	1920	$1,575	$0.82	24d	1	0.50mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.67mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	12d	1	0.72mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.86mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.89mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	16d	1	0.94mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	3d	1	0.94mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	1.00mi
406 Tiffin Ave Ferguson, MO	4.0	1.0	1888	$1,525	$0.81	45d	1	1.14mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	5d	1	1.14mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	1.33mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	45d	1	1.39mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	1.42mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	1.46mi

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   listed $154,900 Active
3. 2018-02-27
   soldstatus $72,800
4. 2018-02-23
   soldstatus Closed 222-char remark

   Show marketing remark (222 chars)

   Lots of space in this Charming 3 bedroom 2 bathroom Ranch with large full basement Partially finished with storage room and laundry area.. 2 car garage Large front yard and fenced in backyard.. A lovely place to call home!

5. 2018-02-15
   status Pending 222-char remark

   Show marketing remark (222 chars)

   Lots of space in this Charming 3 bedroom 2 bathroom Ranch with large full basement Partially finished with storage room and laundry area.. 2 car garage Large front yard and fenced in backyard.. A lovely place to call home!

6. 2018-02-05
   historical Contingent (No Kickout) 222-char remark

   Show marketing remark (222 chars)

   Lots of space in this Charming 3 bedroom 2 bathroom Ranch with large full basement Partially finished with storage room and laundry area.. 2 car garage Large front yard and fenced in backyard.. A lovely place to call home!

7. 2018-01-31
   listed $75,000 Active 222-char remark

   Show marketing remark (222 chars)

   Lots of space in this Charming 3 bedroom 2 bathroom Ranch with large full basement Partially finished with storage room and laundry area.. 2 car garage Large front yard and fenced in backyard.. A lovely place to call home!

8. 2009-08-17
   soldstatus
9. 1990-10-01
   soldstatus
10. 1989-11-01
    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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 ≥106°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: $18,639
• − Mortgage interest: −$8,677
• − Property taxes: −$2,110
• − Insurance: −$774
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,506
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,191/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: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Ferguson

• Score: 58/100
• State rank: #586
• US rank: #20809

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferguson, MO
• County: Saint Louis County · 888,823 people
• City population: 18,381
• Metro: St. Louis, MO-IL
• Population (ZIP): 18,381
• Household income: $52,328
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 957.0

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 (66%)
• Race & ethnicity: Black 66% White 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -152.56%
• Current HPI: 138.6781
• Rent YoY: ▲ 9.03%
• 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

+106.5% since first listed

10 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $154,900 MARIS as Distributed by MLS Grid
• 2018-02-27 Sold (Public Records) $72,800 Public Records
• 2018-02-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-02-15 Pending — MARIS as Distributed by MLS Grid
• 2018-02-05 Contingent — MARIS as Distributed by MLS Grid
• 2018-01-31 Listed $75,000 MARIS as Distributed by MLS Grid
• 2009-08-17 Sold (Public Records) — Public Records
• 1990-10-01 Sold (Public Records) — Public Records
• 1989-11-01 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2022): $2,110 · +3.3% YoY. Source: county tax records.