707 Ruggles Rd · Ferguson, MO 63135

$59,900

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 41 Days on market

Built 1935 6,799 sqft lot $83/sqft · 21% below area Est $76k · 21% 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 +15.0/15.0
• 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

Located in the established Florissant Road Terrace neighborhood within the Ferguson-Florissant R-II School District, this 1935 bungalow features a 2-bedroom, 1-bathroom floor plan across approximately 720 square feet. The exterior is composed of a frame structure with vinyl siding and a gable roofline, situated on a generous, level lot with a dedicated driveway. The interior layout includes a central living area, a kitchen with original cabinetry, and two bedrooms. This property is being sold in its current condition and requires comprehensive interior and exterior repairs, including mechanical and structural updates, to become livable. The home offers a compact architectural profile and si

Key facts

• 6,799 sq ft lot
• Built 1935
• Listed 41 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No dedicated parking spaces listed
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family house; One story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Level lot; No patio or porch listed; No pool

Interior

• Kitchen: Free-standing electric range
• Bedrooms: 2 bedrooms (both 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; Free-standing electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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-, 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: Griffith Elementary (math 3% / reading 9%, grade F, #1,069 of 1,115 statewide, top 96%, 282 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1935 — 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: 2.09% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.89%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $75,854
• List price: $59,900
• Delta: -21.03%
• 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
808 Arline Ave	0.10mi	3/2.0	720 (0%)	0mo	$125,000	$174	91
811 Marvin Ave	0.08mi	2/1.0 (-1)	720 (0%)	7mo	$99,999	$139	86
462 S Dade Ave	0.30mi	2/1.0 (-1)	720 (0%)	5mo	$60,750	$84	77
915 Maurice Ave	0.52mi	2/1.0 (-1)	720 (0%)	3mo	$60,000	$83	68
122 Elkan Ave	0.60mi	2/1.0 (-1)	720 (0%)	4mo	$89,900	$125	64
302 Plaza Ave	0.48mi	2/1.0 (-1)	704 (-2%)	11mo	$85,000	$121	60
137 Wiegel Dr	0.32mi	2/1.0 (-1)	768 (+7%)	11mo	$34,900	$45	60
405 Estelle Ave	0.48mi	2/1.0 (-1)	775 (+8%)	1mo	$79,900	$103	59
313 S Dade Ave	0.44mi	2/1.0 (-1)	768 (+7%)	5mo	$67,500	$88	59
135 Anabel Ave	0.65mi	2/1.0 (-1)	720 (0%)	10mo	$109,000	$151	56
721 Beardsley Ct	0.66mi	2/1.0 (-1)	820 (+14%)	4mo	$89,900	$110	38
114 Fermo Ave	0.57mi	2/1.0 (-1)	820 (+14%)	12mo	$45,000	$55	35

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: 44.1%
• Equity multiple: 3.04×
• Total profit: $34,226
• Equity at exit: $8,931

10-year hold

• IRR: 52.3%
• Equity multiple: 7.44×
• Total profit: $108,038
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$314
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $586

Break-even live

Break-even rent $513

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $619	-5% $602	+0% $586	+5% $569	+10% $552
Rent	-10% $486	-5% $536	+0% $586	+5% $635	+10% $685
Rate	-1.0pp $616	-0.5pp $601	base $586	+0.5pp $570	+1.0pp $554

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.07mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.47mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.53mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.73mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.81mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.93mi

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 41 DOM
2. 2026-06-17
   days on market $59,900 Active 40 DOM
3. 2026-06-16
   days on market $59,900 Active 39 DOM
4. 2026-06-15
   days on market $59,900 Active 38 DOM
5. 2026-06-13
   days on market $59,900 Active 36 DOM
6. 2026-06-13
   pricedays on market $59,900 Active 35 DOM
7. 2026-06-09
   days on market $64,900 Active 32 DOM
8. 2026-06-08
   days on market $64,900 Active 31 DOM
9. 2026-06-07
   days on market $64,900 Active 30 DOM
10. 2026-06-05
    days on market $64,900 Active 27 DOM
11. 2026-06-03
    days on market $64,900 Active 26 DOM
12. 2026-06-02
    days on market $64,900 Active 25 DOM
13. 2026-06-01
    days on market $64,900 Active 24 DOM
14. 2026-05-31
    days on market $64,900 Active 23 DOM
15. 2026-05-08
    listed $64,900 Active 801-char remark
16. 2007-04-17
    soldstatus $51,000
17. 2007-04-17
    soldstatus $55,500
18. 1999-04-14
    soldstatus $33,000

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$3,355
• − Property taxes: −$791
• − Insurance: −$300
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,743
• Taxable income: $6,450
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,478/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

+81.5% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $64,900 MARIS as Distributed by MLS Grid
• 2007-04-17 Sold (Public Records) $55,500 Public Records
• 2007-04-17 Sold (Public Records) $51,000 Public Records
• 1999-04-14 Sold (Public Records) $33,000 Public Records

Property tax history

+2.0%/yr

Latest (2022): $791 · +3.3% YoY. Source: county tax records.