721 N Elizabeth Ave · Ferguson, MO 63135

$119,900

2 bd · 1.5 ba · 1,043 sqft · SingleFamily public records · 4 Days on market

Built 1913 10,846 sqft lot Est $117k · 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +6.3/15.0
• 1% rule +5.8/10.0
• 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 living & storage space inside & out in this clean 2 bedroom, 1.5 bath cottage. Bright kitchen with pantry opens to large extra room allowing for multi-use as extra dining area for crowds, family or play room for the kids, or use a corner for office space. Huge lot provides a lovely park-like setting with shade in the summer or provides room for expansion. The unfinished basement is clean & dry, and it features a half bath; great opportunity to add additional living space and value to the property or to use for loads of storage & workspace. Unwind or entertain on the private, covered back patio, just off the kitchen. Gravel driveway leads to plenty of rear parking space. Need more storage? Two sheds on property plus storage area attached to the home, accessible from the outside. Roof 2 years, HVAC 6 years old will assure peace of mind for buyers. Located close to major employers with nearby public transportation & easy access to Highways 70, 170 and 270.

Key facts

• Solid bones
• Recent updates
• Clean systems

Tags

• RECENT UPDATES
• SECURE TENANT
• CLEAN SYSTEMS
• SOLID BONES
• EASY TO MANAGE LAYOUT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Has carport with 2 spaces; Has garage
• Utilities: Public water; Public sewer; 220 volt electrical service; Electricity available; Natural gas available
• Home design: Single family residence; One story
• Construction: Concrete construction
• Exterior features: Storage; No fencing

Interior

• Kitchen: Microwave; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: Full basement; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% 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); 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1913 — 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: 1.08% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $116,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Millman Dr	0.23mi	2/1.0	1,027 (-2%)	6mo	$68,600	$67	79
435 N Clay Ave	0.21mi	2/1.5	972 (-7%)	3mo	$155,000	$159	76
7 Bromley Dr	0.34mi	3/2.0 (+1)	1,060 (+2%)	2mo	$192,500	$182	73
315 Coppinger Dr	0.42mi	2/1.0	1,034 (-1%)	5mo	$84,900	$82	73
613 Plantmore Dr	0.28mi	3/1.0 (+1)	1,008 (-3%)	4mo	$119,900	$119	71
601 Chanslor	0.44mi	2/1.0	1,008 (-3%)	7mo	$39,900	$40	66
702 Palace Ct	0.20mi	3/1.0 (+1)	1,144 (+10%)	8mo	$114,900	$100	61
405 Teston Dr	0.22mi	2/1.0	888 (-15%)	7mo	$125,000	$141	57
404 Ballman Ave	0.29mi	2/1.0	892 (-14%)	4mo	$99,900	$112	56
610 Superior Dr	0.25mi	3/1.0 (+1)	900 (-14%)	3mo	$139,000	$154	56
818 Robert Ave	0.40mi	3/1.0 (+1)	1,137 (+9%)	5mo	$120,000	$106	55
315 Royal Ave	0.30mi	3/1.0 (+1)	1,176 (+13%)	3mo	$95,000	$81	55

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,085
• Equity at exit: $17,877

10-year hold

• IRR: 16.1%
• Equity multiple: 2.61×
• Total profit: $53,989
• Equity at exit: $10,367

Cash invested: $33,572 (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: 171
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$629
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $246

Break-even live

Break-even rent $984

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $314	-5% $280	+0% $246	+5% $212	+10% $178
Rent	-10% $144	-5% $195	+0% $246	+5% $297	+10% $349
Rate	-1.0pp $307	-0.5pp $277	base $246	+0.5pp $215	+1.0pp $184

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.28mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	46d	1	0.28mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	46d	1	0.35mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	46d	1	0.45mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	20d	1	0.46mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	46d	1	0.48mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	1d	1	0.48mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	46d	1	0.52mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	13d	1	0.65mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	1d	1	0.74mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	26d	1	0.84mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	7d	1	0.90mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	26d	1	0.94mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	10d	1	0.96mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	46d	1	0.98mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	26d	1	1.01mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	1d	1	1.02mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	20d	1	1.02mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	26d	1	1.02mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	46d	1	1.03mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	46d	1	1.05mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	46d	1	1.09mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	26d	1	1.09mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	1d	1	1.12mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	46d	1	1.13mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	1d	1	1.13mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	1d	1	1.14mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	46d	1	1.14mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	46d	1	1.14mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	17d	1	1.15mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	46d	1	1.16mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	1d	1	1.17mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	46d	1	1.18mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	46d	1	1.18mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	1d	1	1.19mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	10d	1	1.20mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	22d	1	1.22mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	26d	1	1.22mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	1d	1	1.23mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	10d	1	1.23mi

Listing history 4 events

1. 2026-06-22
   days on market $119,900 Active 4 DOM
2. 2026-06-21
   days on market $119,900 Active 3 DOM
3. 2026-06-19
   remarks 444-char remark
4. 2026-06-19
   listed $119,900 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: $1,182 · $99/mo
• Projected year-2 tax: $1,182 · $99/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 · 19 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: $15,546
• − Mortgage interest: −$6,716
• − Property taxes: −$1,182
• − Insurance: −$600
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,488
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,697/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

+531.1% since first listed

13 events — show timeline

• 2026-06-18 Listed $119,900 MARIS as Distributed by MLS Grid
• 2022-05-09 Sold (Public Records) $93,100 Public Records
• 2022-05-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-01 Pending — MARIS as Distributed by MLS Grid
• 2022-03-31 Listed $85,000 MARIS as Distributed by MLS Grid
• 2022-03-14 Coming Soon $85,000 MARIS as Distributed by MLS Grid
• 2018-06-04 Price Changed $56,900 MARIS as Distributed by MLS Grid
• 2012-01-17 Sold (Public Records) $21,500 Public Records
• 2012-01-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-11-14 Listed $27,900 MARIS as Distributed by MLS Grid
• 2005-08-30 Sold (Public Records) $19,000 Public Records
• 2005-08-30 Sold (Public Records) — Public Records
• 1969-12-18 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2022): $1,182 · +3.3% YoY. Source: county tax records.