29 Fenwick Dr · Ferguson, MO 63135

$80,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 31 Days on market

Built 1955 10,001 sqft lot Est $87k · 8% under ↓ 20% since listing

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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 +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

Tenant-occupied, Section 8 approved, income-producing 3-bedroom, 1-bath home—perfect for investors seeking immediate cash flow. A new lease is in place, providing stability from day one. Major updates include a furnace and water heater that are just 1 year old, helping reduce near-term maintenance costs. No showings without an accepted contract. Property is being sold AS-IS. Seller to make no inspections or repairs. See agent remarks for more details.

Key facts

• Tenant occupied
• Spacious backyard
• Single-car garage

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• LARGE LOT
• SINGLE-CAR GARAGE
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One story
• Construction: Vertical siding
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 32% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1955 — 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: 1.72% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Dashwood Dr	0.39mi	3/1.0	960 (0%)	2mo	$74,900	$78	80
125 Forestwood Dr	0.16mi	3/1.0	1,032 (+8%)	3mo	$77,900	$75	78
296 Meadowcrest Dr	0.46mi	3/1.0	960 (0%)	2mo	$109,900	$114	77
100 Florwood Ct	0.41mi	3/1.0	1,004 (+5%)	3mo	$79,900	$80	71
247 S Hartnett Ave Unit 1/2	0.39mi	2/1.0 (-1)	902 (-6%)	2mo	$75,000	$83	65
941 Highmont Dr	0.19mi	2/1.0 (-1)	840 (-12%)	3mo	$105,900	$126	62
610 Superior Dr	0.58mi	3/1.0	900 (-6%)	3mo	$139,000	$154	60
914 Highmont Dr	0.25mi	2/1.0 (-1)	816 (-15%)	2mo	$92,400	$113	57
4 S Dellwood Ave	0.37mi	2/1.0 (-1)	1,086 (+13%)	2mo	$98,900	$91	54
9866 Dennis Dr	0.73mi	3/1.0	1,032 (+8%)	3mo	$124,900	$121	51
324 Gage Dr	0.66mi	2/1.0 (-1)	875 (-9%)	1mo	$68,000	$78	49
10020 Dellridge Ln	0.73mi	2/1.0 (-1)	816 (-15%)	1mo	$49,900	$61	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: 29.0%
• Equity multiple: 2.29×
• Total profit: $28,895
• Equity at exit: $11,928

10-year hold

• IRR: 39.2%
• Equity multiple: 5.59×
• Total profit: $102,868
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$420
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $543

Break-even live

Break-even rent $691

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $588	-5% $565	+0% $543	+5% $520	+10% $497
Rent	-10% $434	-5% $488	+0% $543	+5% $597	+10% $651
Rate	-1.0pp $583	-0.5pp $563	base $543	+0.5pp $522	+1.0pp $501

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.09mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.23mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.29mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.39mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.40mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.41mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.43mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.43mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.51mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.58mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	0.61mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.62mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.69mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.72mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.77mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.80mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.80mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.84mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.85mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.85mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.86mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.87mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.89mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.89mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.90mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.91mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.94mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.95mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.98mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	1.02mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.08mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.09mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	1.12mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.13mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	1.15mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	1.17mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	1.17mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	1.29mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.30mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	1.32mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-15
   status Pending
4. 2026-03-24
   listed $80,000 Active
5. 2025-04-04
   historical
6. 2025-02-28
   price $95,000
7. 2025-02-18
   status Active
8. 2025-02-07
   status Pending
9. 2025-02-04
   status Active
10. 2025-01-12
    status Pending
11. 2025-01-01
    listed $100,000 Active
12. 1988-11-01
    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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 · 20 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: $16,532
• − Mortgage interest: −$4,481
• − Property taxes: −$1,114
• − Insurance: −$400
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,327
• Taxable income: $5,564
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $5,176/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

-20.0% since first listed

12 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-15 Pending — MARIS as Distributed by MLS Grid
• 2026-03-24 Listed $80,000 MARIS as Distributed by MLS Grid
• 2025-04-04 Delisted — MARIS as Distributed by MLS Grid
• 2025-02-28 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-02-18 Relisted — MARIS as Distributed by MLS Grid
• 2025-02-07 Pending — MARIS as Distributed by MLS Grid
• 2025-02-04 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-12 Pending — MARIS as Distributed by MLS Grid
• 2025-01-01 Listed $100,000 MARIS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2022): $1,114 · +3.3% YoY. Source: county tax records.