21 Robert Ave · Ferguson, MO 63135

$99,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 34 Days on market

Built 1939 5,623 sqft lot $98/sqft · 26% below area Est $136k · 26% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Welcome to 21 Robert Ave in Ferguson, Missouri—a classic single-family residence situated on a quiet, established residential street in St. Louis County. This home offers traditional charm with a practical layout suited for everyday living and long-term value. The property features a functional floor plan with comfortable living spaces and a layout that allows for flexible use of rooms. The kitchen and common areas provide a solid foundation for personalization, making this an excellent opportunity for both owner-occupants and investors. Located on a publicly maintained paved road, the home benefits from full access to essential public utilities including electric service, natural gas

Key facts

• Laundry hookups
• 5,623 sq ft lot
• Garage

Tags

• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING SPACES
• KITCHEN AND COMMON AREAS
• LAUNDRY HOOKUPS
• MATURE NEIGHBORHOOD SETTING
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Living area reported as 1,015 (per public records); Lot dimensions approximately 45 x 125
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 garage space, 1 parking space total)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story; House structure
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built date per public records
• Exterior features: Level lot; Paved road access; No patio or porch listed; No pool

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Partially finished basement; Fireplace in living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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); 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $100k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1939 — 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: 1.30% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $135,776
• List price: $99,900
• Delta: -26.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 N Clay Ave	0.31mi	2/1.5	972 (-4%)	3mo	$155,000	$159	74
318 N Dade Ave	0.41mi	3/1.5 (+1)	1,073 (+6%)	4mo	$145,000	$135	61
211 Frost Ave	0.53mi	3/1.0 (+1)	1,066 (+5%)	2mo	$84,900	$80	60
826 Walters Dr	0.50mi	2/1.0	925 (-9%)	2mo	$60,000	$65	60
613 Plantmore Dr	0.71mi	3/1.0 (+1)	1,008 (-1%)	4mo	$119,900	$119	58
7 Bromley Dr	0.54mi	3/2.0 (+1)	1,060 (+4%)	2mo	$192,500	$182	57
6625 Thurston Ave	0.73mi	2/1.0	939 (-8%)	4mo	$74,900	$80	51
53 N Dade Ave	0.62mi	3/3.0 (+1)	1,036 (+2%)	5mo	$40,000	$39	51
8 Drummond Dr	0.55mi	3/1.0 (+1)	1,131 (+11%)	4mo	$134,900	$119	48
404 Ballman Ave	0.61mi	2/1.0	892 (-12%)	4mo	$99,900	$112	48
610 Superior Dr	0.66mi	3/1.0 (+1)	900 (-11%)	3mo	$139,000	$154	43
619 Carson Rd	0.67mi	1/1.0 (-1)	901 (-11%)	5mo	$75,000	$83	41

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: 11.0%
• Equity multiple: 1.46×
• Total profit: $12,947
• Equity at exit: $14,895

10-year hold

• IRR: 23.8%
• Equity multiple: 3.55×
• Total profit: $71,265
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$524
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $349

Break-even live

Break-even rent $859

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.50mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	0.54mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.54mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	0.57mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.66mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	0.68mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	0.69mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.69mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.70mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.72mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.72mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	0.74mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	0.77mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.78mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	0.79mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.79mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.85mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.86mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.88mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	0.89mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.91mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	0.96mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.97mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	43d	1	0.99mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.00mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	20d	1	1.01mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.01mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.02mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	1.02mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	1.03mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	1.03mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	12d	1	1.06mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	1.08mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	23d	1	1.13mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	1.13mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.13mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	23d	1	1.14mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	1.14mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	1.15mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 34 DOM
2. 2026-06-17
   days on market $99,900 Active 33 DOM
3. 2026-06-16
   days on market $99,900 Active 32 DOM
4. 2026-06-15
   days on market $99,900 Active 31 DOM
5. 2026-06-13
   days on market $99,900 Active 29 DOM
6. 2026-06-13
   days on market $99,900 Active 28 DOM
7. 2026-06-09
   days on market $99,900 Active 25 DOM
8. 2026-06-08
   days on market $99,900 Active 24 DOM
9. 2026-06-07
   days on market $99,900 Active 23 DOM
10. 2026-06-05
    days on market $99,900 Active 20 DOM
11. 2026-06-03
    days on market $99,900 Active 19 DOM
12. 2026-06-02
    days on market $99,900 Active 18 DOM
13. 2026-06-01
    days on market $99,900 Active 17 DOM
14. 2026-05-31
    days on market $99,900 Active 16 DOM
15. 2026-05-15
    listed $99,900 Active 1072-char remark
16. 2020-12-21
    soldstatus $42,000
17. 2000-04-28
    soldstatus $59,900
18. 1995-01-19
    soldstatus $49,500
19. 1994-10-28
    soldstatus $24,000
20. 1994-10-01
    soldstatus
21. 1989-06-01
    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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 · 21 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: $15,613
• − Mortgage interest: −$5,596
• − Property taxes: −$1,356
• − Insurance: −$500
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,906
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,530/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

+316.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $99,900 MARIS as Distributed by MLS Grid
• 2020-12-21 Sold (Public Records) $42,000 Public Records
• 2000-04-28 Sold (Public Records) $59,900 Public Records
• 1995-01-19 Sold (Public Records) $49,500 Public Records
• 1994-10-28 Sold (Public Records) $24,000 Public Records
• 1994-10-01 Sold (Public Records) — Public Records
• 1989-06-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2022): $1,356 · +3.3% YoY. Source: county tax records.