141 S Barat Ave · Ferguson, MO 63135

$49,900

2 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 255 Days on market

Built 1928 9,901 sqft lot $48/sqft · 44% below area Est $90k · 44% under

---

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 MLS

Investor Special – 3 Bed / 1 Bath in Ferguson! Are you looking for your next remodel, flip, or a great rental to add to your portfolio? This 3-bedroom, 1-bathroom home offers 1,166 sq. ft. of potential. The property needs work and will be sold as-is, giving savvy buyers the perfect opportunity to add value. Please schedule your showing and complete all due diligence. No creative financing, no owner financing – serious buyers only. Opportunities like this in Ferguson don’t last long—make your move today!

Key facts

• 9,901 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 30% 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 2.64% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.32%
• DSCR: 3.51
• GRM: 3.2

CMA / ARV

• ARV (median comp): $89,831
• List price: $49,900
• Delta: -44.45%
• 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
35 Lee Ave	0.46mi	2/1.0	1,066 (+2%)	2mo	$65,000	$61	74
227 Meadowcrest Dr	0.16mi	3/1.0 (+1)	960 (-8%)	3mo	$129,900	$135	71
247 S Hartnett Ave Unit 1/2	0.14mi	2/1.0	902 (-14%)	2mo	$75,000	$83	69
125 Forestwood Dr	0.46mi	3/1.0 (+1)	1,032 (-1%)	3mo	$77,900	$75	69
945 Edgehill Dr	0.29mi	3/1.0 (+1)	1,110 (+6%)	3mo	$114,900	$104	69
296 Meadowcrest Dr	0.30mi	3/1.0 (+1)	960 (-8%)	2mo	$109,900	$114	66
277 Dashwood Dr	0.33mi	3/1.0 (+1)	960 (-8%)	2mo	$74,900	$78	64
4 S Dellwood Ave	0.74mi	2/1.0	1,086 (+4%)	2mo	$98,900	$91	58
100 Florwood Ct	0.72mi	3/1.0 (+1)	1,004 (-4%)	3mo	$79,900	$80	52
435 N Clay Ave	0.75mi	2/1.5	972 (-7%)	3mo	$155,000	$159	48
315 Royal Ave	0.62mi	3/1.0 (+1)	1,176 (+12%)	3mo	$95,000	$81	43
610 Superior Dr	0.69mi	3/1.0 (+1)	900 (-14%)	3mo	$139,000	$154	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: 60.5%
• Equity multiple: 3.91×
• Total profit: $40,682
• Equity at exit: $7,440

10-year hold

• IRR: 67.0%
• Equity multiple: 9.66×
• Total profit: $121,060
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$262
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $656

Break-even live

Break-even rent $487

Max offer price $49,900

Occupancy floor 45%

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: $12,475
• Closing costs: $1,497
• 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	0.16mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.18mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	0.26mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.31mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.31mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.32mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.42mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.43mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.50mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.52mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	0.53mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	0.58mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.59mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.59mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.60mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	0.63mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.65mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.65mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	14d	1	0.67mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	1d	1	0.67mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.68mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.70mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.71mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.75mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.79mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	0.79mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.79mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	43d	1	0.94mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.97mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	1.02mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.04mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	1.04mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	1.05mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.06mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	1.08mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	1.08mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	43d	1	1.08mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	1.09mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	23d	1	1.10mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	1.11mi

Listing history 21 events

1. 2026-06-18
   days on market $49,900 Active 255 DOM
2. 2026-06-17
   days on market $49,900 Active 254 DOM
3. 2026-06-16
   days on market $49,900 Active 253 DOM
4. 2026-06-15
   days on market $49,900 Active 252 DOM
5. 2026-06-13
   days on market $49,900 Active 250 DOM
6. 2026-06-13
   days on market $49,900 Active 249 DOM
7. 2026-06-09
   days on market $49,900 Active 246 DOM
8. 2026-06-08
   days on market $49,900 Active 245 DOM
9. 2026-06-07
   pricedays on market $49,900 Active 244 DOM
10. 2026-06-05
    days on market $59,900 Active 241 DOM
11. 2026-06-03
    days on market $59,900 Active 240 DOM
12. 2026-06-02
    days on market $59,900 Active 239 DOM
13. 2026-06-01
    days on market $59,900 Active 238 DOM
14. 2026-05-31
    days on market $59,900 Active 237 DOM
15. 2026-04-08
    price $59,900 534-char remark

    Show marketing remark (534 chars)

    Investor Special – 3 Bed / 1 Bath in Ferguson! Are you looking for your next remodel, flip, or a great rental to add to your portfolio? This 3-bedroom, 1-bathroom home offers 1,166 sq. ft. of potential. The property needs work and will be sold as-is, giving savvy buyers the perfect opportunity to add value. Please schedule your showing and complete all due diligence. No creative financing, no owner financing – serious buyers only. Opportunities like this in Ferguson don’t last long—make your move today!

16. 2026-03-25
    status Active 534-char remark

    Show marketing remark (534 chars)

    Investor Special – 3 Bed / 1 Bath in Ferguson! Are you looking for your next remodel, flip, or a great rental to add to your portfolio? This 3-bedroom, 1-bathroom home offers 1,166 sq. ft. of potential. The property needs work and will be sold as-is, giving savvy buyers the perfect opportunity to add value. Please schedule your showing and complete all due diligence. No creative financing, no owner financing – serious buyers only. Opportunities like this in Ferguson don’t last long—make your move today!

17. 2025-12-24
    price $68,950 534-char remark

    Show marketing remark (534 chars)

    Investor Special – 3 Bed / 1 Bath in Ferguson! Are you looking for your next remodel, flip, or a great rental to add to your portfolio? This 3-bedroom, 1-bathroom home offers 1,166 sq. ft. of potential. The property needs work and will be sold as-is, giving savvy buyers the perfect opportunity to add value. Please schedule your showing and complete all due diligence. No creative financing, no owner financing – serious buyers only. Opportunities like this in Ferguson don’t last long—make your move today!

18. 2025-10-02
    listed $69,950 Active 534-char remark

    Show marketing remark (534 chars)

    Investor Special – 3 Bed / 1 Bath in Ferguson! Are you looking for your next remodel, flip, or a great rental to add to your portfolio? This 3-bedroom, 1-bathroom home offers 1,166 sq. ft. of potential. The property needs work and will be sold as-is, giving savvy buyers the perfect opportunity to add value. Please schedule your showing and complete all due diligence. No creative financing, no owner financing – serious buyers only. Opportunities like this in Ferguson don’t last long—make your move today!

19. 2016-07-01
    soldstatus $34,000
20. 2006-01-31
    soldstatus $98,000
21. 2005-08-11
    soldstatus $45,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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: $15,804
• − Mortgage interest: −$2,795
• − Property taxes: −$1,227
• − Insurance: −$250
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$1,452
• Taxable income: $7,552
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $6,056/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: 17,813
• 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

+33.1% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2026-03-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-24 Price Changed $68,950 MARIS as Distributed by MLS Grid
• 2025-10-02 Listed $69,950 MARIS as Distributed by MLS Grid
• 2016-07-01 Sold (Public Records) $34,000 Public Records
• 2006-01-31 Sold (Public Records) $98,000 Public Records
• 2005-08-11 Sold (Public Records) $45,000 Public Records

Property tax history

+1.0%/yr

Latest (2022): $1,227 · +3.3% YoY. Source: county tax records.