308 Henquin Dr · Ferguson, MO 63135

$80,000

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 153 Days on market

Built 1940 5,349 sqft lot $93/sqft · at area comps Est $77k · at est.

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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 +5.5/15.0
• 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 MLS

$$$$$$$$$$ MOTIVATED SELLER $$$$$$$$ BRING ALL OFFERS $$$$$$$$$$$$ Updated Stone, Brick, Bungalow Style home with some nice amenities, perfect for the empty nester, handyman or first time investor/home buyer. This home features update kitchen, freshly painted interior, and updated bath. This property is close to schools, parks and highway. The Seller is offering a home owners warranty. This home has a big back yard for those family outing. Purchaser can add their own touch, property is being sold in "as is" . Inspections are for the purchaser's own information.

Key facts

• Close to parks
• Close to schools
• Updated bath

Tags

• UPDATED KITCHEN
• FRESHLY PAINTED INTERIOR
• UPDATED BATH
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 8.9% 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-, schools F, crime 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.
• 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.51% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $76,651
• List price: $80,000
• Delta: 4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Henquin Dr	0.00mi	2/1.0	861 (0%)	1mo	$80,000	$93	99
222 Henquin Dr	0.07mi	2/1.0	816 (-5%)	1mo	$115,000	$141	87
826 Walters Dr	0.07mi	2/1.0	925 (+7%)	2mo	$60,000	$65	83
221 S Harvey Ave	0.70mi	2/1.0	864 (+0%)	3mo	$135,000	$156	65
6717 Thurston Ave	0.65mi	2/1.0	840 (-2%)	2mo	$60,000	$71	64
6330 Washington Ave	0.69mi	3/1.0 (+1)	864 (+0%)	1mo	$50,000	$58	61
8234 Airport Rd	0.49mi	2/1.0	792 (-8%)	4mo	$75,000	$95	61
6625 Thurston Ave	0.53mi	2/1.0	939 (+9%)	4mo	$74,900	$80	57
8139 Blanchard Dr	0.41mi	2/1.0	984 (+14%)	4mo	$69,900	$71	54
115 Lawrence Ave	0.71mi	2/1.5	936 (+9%)	0mo	$64,500	$69	50
406 Tiffin Ave	0.71mi	2/1.0	944 (+10%)	5mo	$105,000	$111	47
6637 Torlina Dr	0.61mi	3/1.0 (+1)	960 (+12%)	2mo	$109,900	$114	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: 22.6%
• Equity multiple: 1.98×
• Total profit: $21,996
• Equity at exit: $11,928

10-year hold

• IRR: 33.5%
• Equity multiple: 4.79×
• Total profit: $85,006
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $449

Break-even live

Break-even rent $642

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $494	-5% $471	+0% $449	+5% $426	+10% $403
Rent	-10% $353	-5% $401	+0% $449	+5% $496	+10% $544
Rate	-1.0pp $489	-0.5pp $469	base $449	+0.5pp $428	+1.0pp $407

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.05mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.05mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.16mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.26mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.26mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.31mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.34mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.43mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.45mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.51mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.51mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.56mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.56mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.63mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.68mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.72mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.72mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.73mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	0.84mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	0.87mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	0d	1	0.87mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.87mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	0.89mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.90mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.92mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.95mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	0.98mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	1.00mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.01mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	1.02mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	1.02mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.04mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.07mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.08mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	1.08mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	1.09mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.09mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	1.15mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	1.15mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	1.17mi

Listing history 10 events

1. 2026-05-14
   status Pending 579-char remark

   Show marketing remark (579 chars)

   $$$$$$$$$$ MOTIVATED SELLER $$$$$$$$ BRING ALL OFFERS $$$$$$$$$$$$ Updated Stone, Brick, Bungalow Style home with some nice amenities, perfect for the empty nester, handyman or first time investor/home buyer. This home features update kitchen, freshly painted interior, and updated bath. This property is close to schools, parks and highway. The Seller is offering a home owners warranty. This home has a big back yard for those family outing. Purchaser can add their own touch, property is being sold in "as is" . Inspections are for the purchaser's own information.

2. 2026-03-27
   price $80,000 579-char remark

   Show marketing remark (579 chars)

   $$$$$$$$$$ MOTIVATED SELLER $$$$$$$$ BRING ALL OFFERS $$$$$$$$$$$$ Updated Stone, Brick, Bungalow Style home with some nice amenities, perfect for the empty nester, handyman or first time investor/home buyer. This home features update kitchen, freshly painted interior, and updated bath. This property is close to schools, parks and highway. The Seller is offering a home owners warranty. This home has a big back yard for those family outing. Purchaser can add their own touch, property is being sold in "as is" . Inspections are for the purchaser's own information.

3. 2025-12-11
   listed $94,000 Active 579-char remark

   Show marketing remark (579 chars)

   $$$$$$$$$$ MOTIVATED SELLER $$$$$$$$ BRING ALL OFFERS $$$$$$$$$$$$ Updated Stone, Brick, Bungalow Style home with some nice amenities, perfect for the empty nester, handyman or first time investor/home buyer. This home features update kitchen, freshly painted interior, and updated bath. This property is close to schools, parks and highway. The Seller is offering a home owners warranty. This home has a big back yard for those family outing. Purchaser can add their own touch, property is being sold in "as is" . Inspections are for the purchaser's own information.

4. 2025-08-15
   soldstatus Closed 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

5. 2025-07-31
   status Pending 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

6. 2025-07-17
   price $29,900 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

7. 2025-06-05
   price $34,900 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

8. 2025-05-01
   price $39,900 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

9. 2025-04-10
   price $44,900 467-char remark

   Show marketing remark (467 chars)

   Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

10. 2025-03-10
    listed $49,900 Active 467-char remark

    Show marketing remark (467 chars)

    Brick bungalow with one car garage now available! Special features include wood floors, fireplace in living room, full basement with storage, large partially fenced yard and lots of charm! Garage can be used as storage or converted back with garage door, able to fit small car. Easy to show, set your appointment today! Buyer to verify schools, sq footage, details from tax record Seller has received multiple offers, highest and best is due by 7/24/2025 11:59pm MST

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$127/yr (+$11/mo · 19.6%)

ⓘ 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: $14,516
• − Mortgage interest: −$4,481
• − Property taxes: −$649
• − Insurance: −$400
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,327
• Taxable income: $4,336
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,344/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

+60.3% since first listed

10 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-03-27 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-12-11 Listed $94,000 MARIS as Distributed by MLS Grid
• 2025-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-07-31 Pending — MARIS as Distributed by MLS Grid
• 2025-07-17 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-06-05 Price Changed $34,900 MARIS as Distributed by MLS Grid
• 2025-05-01 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2025-04-10 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2025-03-10 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

-7.2%/yr

Latest (2022): $649 · +3.2% YoY. Source: county tax records.