705 Palace Ct · Ferguson, MO 63135

$134,900

3 bd · 1.5 ba · 1,154 sqft · SingleFamily public records · 59 Days on market

Built 1959 0.51 ac lot Est $137k · at est.

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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 +23.2/30.0
• ARV discount +8.3/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• 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

3-bedroom, 1.5-bath home featuring a half bath in the primary bedroom and wood floors throughout. The property includes a full basement, separate dining room, and carport. Located on a quiet cul-de-sac with a larger private backyard. Home needs some work and is being sold as-is. The seller would like the property to remain on the market for 7 days. Kindly make sure offers account for this timeframe.

Key facts

• Wood floors
• Separate dining room
• Private backyard

Tags

• HALF BATH IN PRIMARY BEDROOM
• WOOD FLOORS
• FULL BASEMENT
• SEPARATE DINING ROOM
• CARPORT
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% 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: Lee Hamilton Elementary (math 5% / reading 16%, grade F, #1,026 of 1,115 statewide, top 92%, 278 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); 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); 42% 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 33% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (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 1959 — 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: 1.07% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $137,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Robert Ave	0.21mi	3/1.0	1,137 (-2%)	5mo	$120,000	$106	81
315 Royal Ave	0.44mi	3/1.0	1,176 (+2%)	3mo	$95,000	$81	72
1007 Hutton Pl	0.27mi	2/2.0 (-1)	1,214 (+5%)	2mo	$36,000	$30	70
613 Plantmore Dr	0.14mi	3/1.0	1,008 (-13%)	4mo	$119,900	$119	67
1102 Thatcher Ave	0.39mi	2/1.0 (-1)	1,202 (+4%)	2mo	$145,000	$121	67
7 Bromley Dr	0.43mi	3/2.0	1,060 (-8%)	2mo	$192,500	$182	63
127 Thoroughman Ave	0.59mi	4/2.0 (+1)	1,132 (-2%)	2mo	$219,999	$194	60
206 Thoroughman Ave	0.50mi	4/2.5 (+1)	1,112 (-4%)	3mo	$180,000	$162	59
406 Teston Dr	0.30mi	3/1.0	1,320 (+14%)	4mo	$89,900	$68	57
315 Coppinger Dr	0.32mi	2/1.0 (-1)	1,034 (-10%)	5mo	$84,900	$82	56
1144 Hudson Rd	0.53mi	2/1.0 (-1)	1,239 (+7%)	4mo	$115,000	$93	53
1354 Stein Rd	0.71mi	4/2.0 (+1)	982 (-15%)	2mo	$160,000	$163	33

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,346
• Equity at exit: $20,114

10-year hold

• IRR: 14.9%
• Equity multiple: 2.48×
• Total profit: $56,057
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$707
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $244

Break-even live

Break-even rent $1,140

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.12mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	1d	1	0.15mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.24mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.24mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.29mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	11d	1	0.31mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.32mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.33mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.35mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.58mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.80mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.90mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.93mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.96mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	0.99mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.02mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.06mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.06mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.08mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	1.10mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	1.11mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	1.13mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	1.14mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	1.16mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	1.17mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	1.17mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.18mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	1.19mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.19mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	1.22mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	1.26mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	1.26mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	1.28mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.28mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.29mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	7d	1	1.29mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	1.30mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	1.30mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	1.30mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	23d	1	1.33mi

Listing history 7 events

1. 2026-04-06
   status Pending
2. 2026-03-31
   price $134,900
3. 2026-02-06
   listed $138,400 Active
4. 2019-12-26
   soldstatus $3,300,000
5. 2013-09-20
   soldstatus
6. 2013-02-11
   soldstatus $22,000
7. 1961-11-02
   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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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: $17,391
• − Mortgage interest: −$7,556
• − Property taxes: −$1,647
• − Insurance: −$674
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,924
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,735/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

+513.2% since first listed

7 events — show timeline

• 2026-04-06 Pending — MARIS as Distributed by MLS Grid
• 2026-03-31 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $138,400 MARIS as Distributed by MLS Grid
• 2019-12-26 Sold (Public Records) $3,300,000 Public Records
• 2013-09-20 Sold (Public Records) — Public Records
• 2013-02-11 Sold (Public Records) $22,000 Public Records
• 1961-11-02 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2022): $1,647 · +3.3% YoY. Source: county tax records.