705 Beardsley Ct · Ferguson, MO 63135

$85,000

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 17 Days on market

Built 1952 8,698 sqft lot Est $105k · 19% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Check out this 1120 sq ft 3 bedroom 1.5 bath renovated home for less than $100K. This home is located on a quiet dead end street nestled on a large wooded lot, off street parking is a plus. This home has been freshly painted and ready for new occupants. Owning is more economical than renting.....Make your American Dream possible today!

Key facts

• 8,698 sq ft lot
• Built 1952
• Listed 17 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Adjoins wooded area

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Gas oven; Gas range; Refrigerator; Gas water heater; Central air; Ceiling fans; Electric cooling; Forced air heating; Natural gas heating
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/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: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% 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); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 31% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 10y 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 $48k; list at $85k implies a 77% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% 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. 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: 1.60% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $105,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Lee Ave	0.17mi	2/1.0 (-1)	1,066 (-5%)	2mo	$65,000	$61	76
5614 Sanborn Dr	0.71mi	3/1.0	1,120 (0%)	1mo	$104,999	$94	64
945 Edgehill Dr	0.65mi	3/1.0	1,110 (-1%)	3mo	$114,900	$104	64
223 Wiegel Dr	0.44mi	3/1.0	1,200 (+7%)	3mo	$95,000	$79	63
1120 Highmont Dr	0.71mi	3/1.0	1,116 (-0%)	4mo	$58,000	$52	61
415 Thomas Ave	0.50mi	2/1.0 (-1)	1,175 (+5%)	1mo	$149,500	$127	60
6016 Dupree Ave	0.52mi	2/1.0 (-1)	1,020 (-9%)	3mo	$34,900	$34	51
296 Meadowcrest Dr	0.46mi	3/1.0	960 (-14%)	2mo	$109,900	$114	51
230 Randolph Ave	0.51mi	2/1.0 (-1)	1,243 (+11%)	4mo	$85,000	$68	48
277 Dashwood Dr	0.56mi	3/1.0	960 (-14%)	2mo	$74,900	$78	47
227 Meadowcrest Dr	0.54mi	3/1.0	960 (-14%)	3mo	$129,900	$135	46
299 Dashwood Dr	0.54mi	3/2.0	960 (-14%)	4mo	$114,000	$119	46

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: 25.3%
• Equity multiple: 2.11×
• Total profit: $26,426
• Equity at exit: $12,674

10-year hold

• IRR: 35.9%
• Equity multiple: 5.13×
• Total profit: $98,184
• Equity at exit: $7,349

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 63135

• Rents YoY: 9.0%
• Active inventory: 162
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$446
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $519

Break-even live

Break-even rent $701

Max offer price $85,000

Occupancy floor 57%

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
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.14mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.20mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.22mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.27mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.27mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	4d	1	0.31mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.31mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.33mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.33mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	0.33mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.39mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.44mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.46mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.47mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.49mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.54mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.55mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.57mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.58mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.59mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	0.62mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.66mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.70mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.72mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.72mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	0.76mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.77mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.79mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.80mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	0.84mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	0.85mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.85mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.89mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.89mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.89mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.95mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.98mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	1.00mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.00mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	22d	1	1.04mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 17 DOM
2. 2026-06-17
   days on market $85,000 Active 16 DOM
3. 2026-06-16
   days on market $85,000 Active 15 DOM
4. 2026-06-15
   days on market $85,000 Active 14 DOM
5. 2026-06-13
   days on market $85,000 Active 12 DOM
6. 2026-06-13
   days on market $85,000 Active 11 DOM
7. 2026-06-09
   days on market $85,000 Active 8 DOM
8. 2026-06-08
   days on market $85,000 Active 7 DOM
9. 2026-06-07
   days on market $85,000 Active 6 DOM
10. 2026-06-05
    days on market $85,000 Active 3 DOM
11. 2026-06-03
    days on market $85,000 Active 2 DOM
12. 2026-06-02
    remarks 669-char remark
13. 2026-06-02
    listed $85,000 Active 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: $870 · $73/mo
• Projected year-2 tax: $870 · $73/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 · 20 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: $16,287
• − Mortgage interest: −$4,761
• − Property taxes: −$870
• − Insurance: −$425
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,473
• Taxable income: $5,152
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,986/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

+77.1% since first listed

51 events — show timeline

• 2026-06-01 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-26 Rental Removed $1,197 ZUMPER1
• 2026-04-22 Price Changed $1,197 ZUMPER1
• 2026-04-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $1,219 ZUMPER1
• 2026-03-27 Rental Removed $1,297 TENANTTURNER2
• 2026-03-25 Listed for Rent $1,297 TENANTTURNER2
• 2026-02-07 Listed for Rent $1,399 ZUMPER1
• 2026-02-06 Rental Removed $1,399 TENANTTURNER2
• 2026-01-28 Price Changed $1,399 TENANTTURNER2
• 2026-01-16 Listed for Rent $1,550 TENANTTURNER2
• 2026-01-15 Rental Removed $1,550 ZUMPER1
• 2026-01-15 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-01-05 Listed for Rent $1,550 ZUMPER1
• 2026-01-05 Rental Removed $1,550 TENANTTURNER2
• 2025-12-30 Listed for Rent $1,550 TENANTTURNER2
• 2025-12-29 Rental Removed $1,550 ZUMPER1
• 2025-12-02 Price Changed $95,990 MARIS as Distributed by MLS Grid
• 2025-11-21 Listed for Rent $1,550 ZUMPER1
• 2025-11-21 Rental Removed $1,550 TENANTTURNER2
• 2025-11-19 Listed for Rent $1,550 TENANTTURNER2
• 2025-10-21 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2025-10-10 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2025-10-01 Listed $109,900 MARIS as Distributed by MLS Grid
• 2025-10-01 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-09-11 Rental Removed $1,450 TENANTTURNER2
• 2025-07-09 Listed for Rent $1,450 TENANTTURNER2
• 2025-07-03 Rental Removed $1,450 TENANTTURNER2
• 2025-06-27 Price Changed $1,450 TENANTTURNER2
• 2025-06-04 Price Changed $1,500 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,600 TENANTTURNER2
• 2025-03-24 Rental Removed $1,600 ZUMPER1
• 2025-03-20 Listed for Rent $1,600 ZUMPER1
• 2025-03-15 Rental Removed $1,600 ZUMPER1
• 2025-02-09 Listed for Rent $1,600 ZUMPER1
• 2025-02-09 Rental Removed $1,500 TURBOTENANT
• 2025-01-22 Price Changed $1,500 TURBOTENANT
• 2025-01-09 Listed for Rent $1,700 TURBOTENANT
• 2024-12-24 Rental Removed $1,700 TURBOTENANT
• 2024-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-24 Listed for Rent $1,700 TURBOTENANT
• 2024-09-28 Pending — MARIS as Distributed by MLS Grid
• 2024-09-22 Listed $95,900 MARIS as Distributed by MLS Grid
• 2018-01-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-04 Pending — MARIS as Distributed by MLS Grid
• 2017-10-19 Contingent — MARIS as Distributed by MLS Grid
• 2017-07-18 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2016-07-30 Listed $49,900 MARIS as Distributed by MLS Grid
• 2007-09-11 Sold (Public Records) $48,000 Public Records

Property tax history

+3.5%/yr

Latest (2022): $870 · +3.3% YoY. Source: county tax records.