15 N Harvey Ave · Ferguson, MO 63135

$69,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 71 Days on market

Built 1948 10,454 sqft lot $92/sqft · 6% below area Est $73k · 6% 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 +10.1/15.0
• 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

Great opportunity for investors or owner-occupants looking to build equity! This 2-bedroom, 2 full bathroom home offers approximately 750 sq ft of living space and sits on a spacious 0.24-acre lot. Inside, you'll find a functional layout with hardwood flooring throughout much of the main level, a generously sized living area, and a large eat-in kitchen. The home also features a full basement with a second full bathroom, providing additional space and potential for storage, workshop area, or future finishing. With some TLC, this property has strong potential as a rental, flip, or affordable primary residence. Being sold AS-IS. Seller to make no repairs.

Key facts

• Hardwood flooring
• Large eat-in kitchen
• Full basement

Tags

• HARDWOOD FLOORING
• FULL BASEMENT
• LARGE EAT-IN KITCHEN
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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-, 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); 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); 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 $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $69k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.74% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (median comp): $73,180
• List price: $69,000
• Delta: -5.71%
• 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
405 Estelle Ave	0.30mi	2/1.0	775 (+3%)	1mo	$79,900	$103	80
313 S Dade Ave	0.47mi	2/1.0	768 (+2%)	5mo	$67,500	$88	70
222 Henquin Dr	0.40mi	2/1.0	816 (+9%)	1mo	$115,000	$141	66
305 Henquin Dr	0.47mi	2/1.0	720 (-4%)	9mo	$109,900	$153	64
213 Henquin Dr	0.39mi	1/1.0 (-1)	696 (-7%)	4mo	$34,900	$50	62
6014 Eaton Dr	0.49mi	2/1.0	792 (+6%)	9mo	$65,000	$82	61
324 Newell Dr	0.52mi	2/1.0	802 (+7%)	6mo	$71,900	$90	59
462 S Dade Ave	0.74mi	2/1.0	720 (-4%)	5mo	$60,750	$84	54
308 Henquin Dr	0.46mi	2/1.0	861 (+15%)	1mo	$80,000	$93	53
8041 Busiek Ave	0.64mi	2/1.0	840 (+12%)	9mo	$84,000	$100	43
8027 Aline Ave	0.65mi	2/1.0	852 (+14%)	6mo	$45,000	$53	42
6333 Peurifoy Ave	0.74mi	3/1.5 (+1)	840 (+12%)	6mo	$52,600	$63	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: 30.6%
• Equity multiple: 2.37×
• Total profit: $26,443
• Equity at exit: $10,288

10-year hold

• IRR: 40.5%
• Equity multiple: 5.77×
• Total profit: $92,167
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$362
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $491

Break-even live

Break-even rent $577

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $530	-5% $511	+0% $491	+5% $472	+10% $452
Rent	-10% $396	-5% $444	+0% $491	+5% $539	+10% $586
Rate	-1.0pp $526	-0.5pp $509	base $491	+0.5pp $473	+1.0pp $455

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.05mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.25mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.27mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.38mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.41mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.50mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.54mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.55mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	0.58mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.58mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.59mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.67mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.68mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.70mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.72mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.73mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.74mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.76mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.78mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.81mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.82mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.83mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.84mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.84mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.85mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.85mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.90mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.91mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.93mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.93mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.95mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.95mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	1.06mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.06mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	1.07mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	1.07mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	1.07mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.09mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	1.12mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.12mi

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 71 DOM
2. 2026-06-17
   days on market $69,000 Active 70 DOM
3. 2026-06-16
   days on market $69,000 Active 69 DOM
4. 2026-06-15
   days on market $69,000 Active 68 DOM
5. 2026-06-13
   days on market $69,000 Active 66 DOM
6. 2026-06-13
   days on market $69,000 Active 65 DOM
7. 2026-06-09
   days on market $69,000 Active 62 DOM
8. 2026-06-08
   days on market $69,000 Active 61 DOM
9. 2026-06-07
   days on market $69,000 Active 60 DOM
10. 2026-06-05
    days on market $69,000 Active 57 DOM
11. 2026-06-03
    days on market $69,000 Active 56 DOM
12. 2026-06-02
    days on market $69,000 Active 55 DOM
13. 2026-06-01
    days on market $69,000 Active 54 DOM
14. 2026-05-31
    days on market $69,000 Active 53 DOM
15. 2026-04-18
    price $69,000 660-char remark

    Show marketing remark (660 chars)

    Great opportunity for investors or owner-occupants looking to build equity! This 2-bedroom, 2 full bathroom home offers approximately 750 sq ft of living space and sits on a spacious 0.24-acre lot. Inside, you'll find a functional layout with hardwood flooring throughout much of the main level, a generously sized living area, and a large eat-in kitchen. The home also features a full basement with a second full bathroom, providing additional space and potential for storage, workshop area, or future finishing. With some TLC, this property has strong potential as a rental, flip, or affordable primary residence. Being sold AS-IS. Seller to make no repairs.

16. 2026-04-08
    listed $79,000 Active 660-char remark

    Show marketing remark (660 chars)

    Great opportunity for investors or owner-occupants looking to build equity! This 2-bedroom, 2 full bathroom home offers approximately 750 sq ft of living space and sits on a spacious 0.24-acre lot. Inside, you'll find a functional layout with hardwood flooring throughout much of the main level, a generously sized living area, and a large eat-in kitchen. The home also features a full basement with a second full bathroom, providing additional space and potential for storage, workshop area, or future finishing. With some TLC, this property has strong potential as a rental, flip, or affordable primary residence. Being sold AS-IS. Seller to make no repairs.

17. 2010-01-26
    soldstatus $14,000
18. 2006-12-18
    soldstatus $75,000
19. 2006-10-02
    soldstatus $41,000
20. 2002-07-01
    soldstatus $58,500
21. 1995-06-22
    soldstatus $8,000

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $785 · $65/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,387
• − Mortgage interest: −$3,865
• − Property taxes: −$785
• − Insurance: −$345
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,007
• Taxable income: $5,083
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,674/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

+762.5% since first listed

7 events — show timeline

• 2026-04-18 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $79,000 MARIS as Distributed by MLS Grid
• 2010-01-26 Sold (Public Records) $14,000 Public Records
• 2006-12-18 Sold (Public Records) $75,000 Public Records
• 2006-10-02 Sold (Public Records) $41,000 Public Records
• 2002-07-01 Sold (Public Records) $58,500 Public Records
• 1995-06-22 Sold (Public Records) $8,000 Public Records

Property tax history

-0.8%/yr

Latest (2022): $785 · +3.3% YoY. Source: county tax records.