240 S Barat Ave · Ferguson, MO 63135

$119,900

2 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 14 Days on market

Built 1946 7,740 sqft lot $91/sqft · 39% above area Est $86k · 39% over

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Why this score? — see what drove the D+ 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

Key facts

• Large windows
• Spacious living area
• Level lot

Tags

• BRICK RANCH
• SPACIOUS LIVING AREA
• LARGE WINDOWS
• AMPLE CABINET STORAGE
• FULL BASEMENT
• LEVEL LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; House with one level; Above-grade finished living area approximately 1,312 (public records)
• Construction: Brick and wood siding construction; Composition roof; Partial basement
• Exterior features: Level lot; No exterior amenities listed; No fencing

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating: Other; Central air conditioning (electric)
• Interior features: Fireplace in the living room; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $241 ($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: 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $85,957
• List price: $119,900
• Delta: 39.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 S Barat Ave	0.04mi	2/2.0	1,310 (-0%)	4mo	$85,000	$65	95
135 S Barat Ave	0.13mi	2/1.0	1,440 (+10%)	6mo	$96,900	$67	68
910 Cheri Heights Ct	0.39mi	3/3.0 (+1)	1,224 (-7%)	6mo	$155,000	$127	57
274 Dashwood Dr	0.26mi	3/1.0 (+1)	1,454 (+11%)	5mo	$139,900	$96	57
1330 Chambers Rd	0.72mi	3/2.0 (+1)	1,339 (+2%)	3mo	$139,900	$104	55
406 Teston Dr	0.73mi	3/1.0 (+1)	1,320 (+1%)	4mo	$89,900	$68	53
312 Ward Dr	0.73mi	3/2.0 (+1)	1,375 (+5%)	1mo	$145,000	$105	52
509 Royal Ave	0.68mi	3/1.5 (+1)	1,375 (+5%)	3mo	$110,000	$80	51
38 Bayview Ct	0.37mi	3/1.0 (+1)	1,472 (+12%)	4mo	$124,900	$85	50
1120 Highmont Dr	0.34mi	3/1.0 (+1)	1,116 (-15%)	4mo	$58,000	$52	47
1325 Kappel Dr	0.70mi	3/1.0 (+1)	1,414 (+8%)	2mo	$139,000	$98	44
315 Royal Ave	0.73mi	3/1.0 (+1)	1,176 (-10%)	3mo	$95,000	$81	37

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,964
• Equity at exit: $17,877

10-year hold

• IRR: 16.1%
• Equity multiple: 2.62×
• Total profit: $54,385
• 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: 162
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $241

Break-even live

Break-even rent $1,025

Max offer price $119,900

Occupancy floor 77%

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
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.08mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.12mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.22mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.26mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.32mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.33mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.41mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.42mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.54mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.57mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.59mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	14d	1	0.59mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.60mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.64mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.65mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.67mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.72mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.78mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.84mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	0.86mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.97mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	1.00mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	1.02mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.03mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	1.06mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.06mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.06mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	23d	1	1.09mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	1.13mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	1.13mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	1.17mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	43d	1	1.18mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	1.18mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.19mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	43d	1	1.22mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.22mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	23d	1	1.27mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.29mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	1.30mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.32mi

Listing history 12 events

1. 2026-05-12
   listed $119,900 Active 1171-char remark
2. 2020-04-09
   soldstatus $67,000
3. 2020-03-23
   soldstatus
4. 2020-03-16
   soldstatus Closed 751-char remark

   Show marketing remark (751 chars)

   Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

5. 2020-03-02
   status Pending 751-char remark

   Show marketing remark (751 chars)

   Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

6. 2019-11-15
   status Active 751-char remark

   Show marketing remark (751 chars)

   Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

7. 2019-10-18
   status Pending 751-char remark

   Show marketing remark (751 chars)

   Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

8. 2019-10-10
   listed $99,900 Active 751-char remark

   Show marketing remark (751 chars)

   Back on market by no fault of Seller. Welcome Home! Absolutely adorable, a must see. This freshly painted 2 bedroom 1 bath predominantly brick one story ranch is move-in ready. This home features oak hardwood floors throughout the living room, hallway and the two bedrooms. The updated kitchen is a dream with solid wood cabinetry, tile floor, tile back splash & pantry. The updated bathroom has a custom vanity and tile surround. New Low-E Argon vinyl windows, new roof and newer carpeting are just a few updates to mention. Plenty of space to entertain in the partially finished basement with rec room, bonus room, sitting room and an additional full bath. There's a patio, fenced yard and a utility shed. Come see it today before it's too late!

9. 2007-05-25
   soldstatus $92,000
10. 2007-05-25
    soldstatus $92,000
11. 2002-03-06
    soldstatus $77,000
12. 1992-07-13
    soldstatus $61,300

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,573 · $131/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $15,963
• − Mortgage interest: −$6,716
• − Property taxes: −$1,573
• − Insurance: −$600
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,488
• Taxable income: $1,032
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,645/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

+95.6% since first listed

13 events — show timeline

• 2026-05-27 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $119,900 MARIS as Distributed by MLS Grid
• 2020-04-09 Sold (Public Records) $67,000 Public Records
• 2020-03-23 Sold (Public Records) — Public Records
• 2020-03-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-02 Pending — MARIS as Distributed by MLS Grid
• 2019-11-15 Relisted — MARIS as Distributed by MLS Grid
• 2019-10-18 Pending — MARIS as Distributed by MLS Grid
• 2019-10-10 Listed $99,900 MARIS as Distributed by MLS Grid
• 2007-05-25 Sold (Public Records) $92,000 Public Records
• 2007-05-25 Sold (Public Records) $92,000 Public Records
• 2002-03-06 Sold (Public Records) $77,000 Public Records
• 1992-07-13 Sold (Public Records) $61,300 Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,573 · +3.3% YoY. Source: county tax records.