223 Fairview Ln · Ferguson, MO 63135

$40,000

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 55 Days on market

Built 1936 8,276 sqft lot $76/sqft · 8% below area Est $44k · 8% 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 +11.3/15.0
• 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

Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1936

Property features AI

Finance

• Financial info: No second mortgage reported; Annual tax information available

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available and connected
• Home design: Single family residence; One story house; Private ownership; Entry level: main; Facing direction: not specified
• Construction: Frame construction; Combination foundation; Shingle roof: not specified
• Exterior features: Level lot; Chain link fencing

Interior

• Bedrooms: 1 bedroom (main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Wall/window unit(s) for cooling
• Interior features: Forced air heating; Wall/window cooling units; Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $277 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $40k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1936 — 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: 2.55% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.3

CMA / ARV

• ARV (median comp): $43,668
• List price: $40,000
• Delta: -8.40%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 3.80×
• Total profit: $31,336
• Equity at exit: $5,964

10-year hold

• IRR: 65.1%
• Equity multiple: 9.36×
• Total profit: $93,686
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$210
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $509

Break-even live

Break-even rent $378

Max offer price $40,000

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.29mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$800	$1.12	24d	1	0.31mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.53mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.66mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.74mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	0.74mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.89mi

Listing history 23 events

1. 2026-06-18
   days on market $40,000 Active 55 DOM
2. 2026-06-17
   days on market $40,000 Active 54 DOM
3. 2026-06-16
   days on market $40,000 Active 53 DOM
4. 2026-06-15
   days on market $40,000 Active 52 DOM
5. 2026-06-13
   days on market $40,000 Active 50 DOM
6. 2026-06-13
   days on market $40,000 Active 49 DOM
7. 2026-06-09
   days on market $40,000 Active 46 DOM
8. 2026-06-08
   days on market $40,000 Active 45 DOM
9. 2026-06-07
   days on market $40,000 Active 44 DOM
10. 2026-06-05
    days on market $40,000 Active 41 DOM
11. 2026-06-03
    days on market $40,000 Active 40 DOM
12. 2026-06-02
    days on market $40,000 Active 39 DOM
13. 2026-06-01
    days on market $40,000 Active 38 DOM
14. 2026-05-31
    days on market $40,000 Active 37 DOM
15. 2026-04-24
    listed $49,900 Active 91-char remark
16. 2022-07-28
    soldstatus $19,000
17. 2022-07-25
    soldstatus Closed 351-char remark

    Show marketing remark (351 chars)

    Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

18. 2022-07-07
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

19. 2022-07-06
    price $19,900 351-char remark

    Show marketing remark (351 chars)

    Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

20. 2022-06-23
    price $24,900 351-char remark

    Show marketing remark (351 chars)

    Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

21. 2022-06-14
    soldstatus $10,000
22. 2022-06-10
    listed $29,000 Active 351-char remark

    Show marketing remark (351 chars)

    Attn Homebuyers and Investors!!! BETTER MOVE FAST AS THIS CUTE HOME WILL NOT LAST LONG!!! Come see this 1 bed and 1 bath bungalow!!! What a terrific find at a Great Price across the street from McCluer South High School! This home is LOADED with Potential! Bring your Great Ideas for this fixer upper and Call It Yours! SCHEDULE YOUR SHOWING TODAY!!!

23. 1995-03-14
    soldstatus $7,500

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 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: $12,260
• − Mortgage interest: −$2,241
• − Property taxes: −$866
• − Insurance: −$200
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$1,164
• Taxable income: $5,828
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $4,704/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

+433.3% since first listed

10 events — show timeline

• 2026-05-24 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $49,900 MARIS as Distributed by MLS Grid
• 2022-07-28 Sold (Public Records) $19,000 Public Records
• 2022-07-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-07 Pending — MARIS as Distributed by MLS Grid
• 2022-07-06 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2022-06-23 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2022-06-14 Sold (Public Records) $10,000 Public Records
• 2022-06-10 Listed $29,000 MARIS as Distributed by MLS Grid
• 1995-03-14 Sold (Public Records) $7,500 Public Records

Property tax history

+0.3%/yr

Latest (2022): $866 · +3.3% YoY. Source: county tax records.