840 N Florissant Rd · Ferguson, MO 63135

$52,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 59 Days on market

Built 1930 0.33 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

CALLING ALL INVESTORS! Come check out this great brick home on a nice level lot. Home needs rehabbed but will make an amazing rental or flip project for the right person. The home features updated windows which provide great natural light. The additional finished space in the upper level would make an amazing primary suite with space to add a private bathroom. Call your favorite agent for a private tour.

Key facts

• Finished space
• Updated windows
• Primary suite

Tags

• BRICK HOME
• LEVEL LOT
• UPDATED WINDOWS
• FINISHED SPACE
• PRIMARY SUITE

Property features AI

Finance

• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residential house; One and one-half levels; Fixer condition
• Construction: Brick construction
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level; 1 bedroom on the upper level
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range; Refrigerator; Full unfinished block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 9.2% in Ferguson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Walnut Grove Elem. (342 students, 99% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 34% 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 $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.84% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.76%
• DSCR: 3.66
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 N Florissant Rd	0.07mi	3/1.0	1,422 (-1%)	3mo	$155,000	$109	92
18 Cardigan Dr	0.13mi	3/1.5	1,574 (+9%)	4mo	$225,000	$143	73
716 Nancy Pl	0.30mi	3/1.5	1,334 (-7%)	4mo	$149,000	$112	69
437 Warfield Ave	0.42mi	2/2.0 (-1)	1,470 (+2%)	1mo	$60,000	$41	67
18 White Dr	0.43mi	3/1.0	1,340 (-7%)	2mo	$165,000	$123	66
410 Robert Ave	0.49mi	4/2.0 (+1)	1,471 (+2%)	2mo	$60,000	$41	63
509 Royal Ave	0.71mi	3/1.5	1,375 (-4%)	3mo	$110,000	$80	55
825 Walters Dr	0.62mi	4/2.5 (+1)	1,380 (-4%)	2mo	$160,000	$116	51
406 Teston Dr	0.69mi	3/1.0	1,320 (-8%)	4mo	$89,900	$68	51
148 N Dade Ave	0.70mi	4/2.0 (+1)	1,494 (+4%)	6mo	$134,900	$90	47
615 Superior Dr	0.75mi	3/1.0	1,296 (-10%)	6mo	$80,000	$62	44
13 Cady Dr	0.57mi	2/1.0 (-1)	1,241 (-14%)	4mo	$74,900	$60	42

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: 64.5%
• Equity multiple: 4.13×
• Total profit: $45,624
• Equity at exit: $7,753

10-year hold

• IRR: 70.6%
• Equity multiple: 10.27×
• Total profit: $134,972
• Equity at exit: $4,496

Cash invested: $14,560 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$273
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $725

Break-even live

Break-even rent $557

Max offer price $52,000

Occupancy floor 46%

Sensitivity live

Price	-10% $755	-5% $740	+0% $725	+5% $710	+10% $696
Rent	-10% $609	-5% $667	+0% $725	+5% $783	+10% $842
Rate	-1.0pp $751	-0.5pp $738	base $725	+0.5pp $712	+1.0pp $698

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	25d	1	0.42mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	5d	1	0.42mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	12d	1	0.48mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.59mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.59mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	45d	1	0.69mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.70mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	0.73mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	25d	1	0.73mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	0.76mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.80mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	0.81mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	0.81mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	3d	1	0.82mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	0.86mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	45d	1	0.87mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	0.87mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.93mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	0.93mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	0.95mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	0.98mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	1.00mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	1.04mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.06mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.06mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.07mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	1.08mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	23d	1	1.08mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	25d	1	1.16mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	45d	1	1.19mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	45d	1	1.19mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	45d	1	1.19mi
8412 Chalons Ct Saint Louis, MO	3.0	1.0	1380	$1,370	$0.99	25d	1	1.19mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	45d	1	1.20mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	19d	1	1.21mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	1.22mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	1.24mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	45d	1	1.25mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	25d	1	1.26mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	1.29mi

Listing history 17 events

1. 2026-06-21
   days on market $52,000 Active 59 DOM
2. 2026-06-18
   days on market $52,000 Active 56 DOM
3. 2026-06-17
   days on market $52,000 Active 55 DOM
4. 2026-06-16
   days on market $52,000 Active 54 DOM
5. 2026-06-15
   days on market $52,000 Active 53 DOM
6. 2026-06-13
   days on market $52,000 Active 51 DOM
7. 2026-06-13
   statusdays on market $52,000 Active 50 DOM
8. 2026-06-09
   days on market $52,000 Active Under Contract 47 DOM
9. 2026-06-08
   days on market $52,000 Active Under Contract 46 DOM
10. 2026-06-07
    days on market $52,000 Active Under Contract 45 DOM
11. 2026-06-05
    days on market $52,000 Active Under Contract 42 DOM
12. 2026-06-03
    days on market $52,000 Active Under Contract 41 DOM
13. 2026-06-02
    days on market $52,000 Active Under Contract 40 DOM
14. 2026-06-01
    days on market $52,000 Active Under Contract 39 DOM
15. 2026-05-31
    days on market $52,000 Active Under Contract 38 DOM
16. 2026-04-28
    historical Active Under Contract
17. 2026-04-23
    listed $52,000 Active

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,703
• − Mortgage interest: −$2,913
• − Property taxes: −$1,751
• − Insurance: −$260
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$1,513
• Taxable income: $8,433
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $6,677/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

2 events — show timeline

• 2026-04-28 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-23 Listed $52,000 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2022): $1,751 · +3.3% YoY. Source: county tax records.