517 Plantmore Dr · Ferguson, MO 63135

$135,000

2 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 68 Days on market

Built 1953 0.40 ac lot $96/sqft · 31% below area Est $195k · 31% under ↓ 4% since listing

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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

Attention, Investors who are wanting to add a stable rental to their portfolio with a positive cash flow! This spacious 4bd, 2 ba 2 sty home with a partially finished basement is sitting on a large lot and has a long term tenant paying $1,500 mo plus monthly sewer reimbursement and is in a lease until March 31, 2028. The kitchen has a fridge, gas range and dishwasher for tenants use. There are laundry hook ups in the basement and ample space for storage. The exterior features enhances the property's charm and provides a pleasant extension of the living space on on a quiet street. Seller is selling this home "As-Is", not due to condition, just looking for a quick, easy sale.

Key facts

• 0.4 acre lot
• Built 1953
• Listed 67 days

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$195,165) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (0.6% below list).
• Recommended offer: $127k (6.0% 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); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% 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); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $195,165
• List price: $135,000
• Delta: -30.83%
• 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
847 N Florissant Rd	0.64mi	3/1.0 (+1)	1,422 (+1%)	3mo	$155,000	$109	62
509 Royal Ave	0.54mi	3/1.5 (+1)	1,375 (-3%)	3mo	$110,000	$80	61
716 Nancy Pl	0.43mi	3/1.5 (+1)	1,334 (-6%)	4mo	$149,000	$112	61
615 Superior Dr	0.35mi	3/1.0 (+1)	1,296 (-8%)	6mo	$80,000	$62	60
406 Teston Dr	0.47mi	3/1.0 (+1)	1,320 (-6%)	4mo	$89,900	$68	59
536 Ames Pl	0.39mi	3/1.5 (+1)	1,304 (-8%)	5mo	$69,900	$54	58
1144 Hudson Rd	0.53mi	2/1.0	1,239 (-12%)	4mo	$115,000	$93	52
1007 Hutton Pl	0.45mi	2/2.0	1,214 (-14%)	2mo	$36,000	$30	50
1102 Thatcher Ave	0.54mi	2/1.0	1,202 (-15%)	2mo	$145,000	$121	49
18 Cardigan Dr	0.47mi	3/1.5 (+1)	1,574 (+12%)	4mo	$225,000	$143	48
332 Argent Ave	0.74mi	2/1.5	1,558 (+10%)	0mo	$185,000	$119	46
1011 Geringer Ct	0.43mi	3/3.0 (+1)	1,620 (+15%)	2mo	$279,900	$173	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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,978
• Equity at exit: $20,129

10-year hold

• IRR: 11.2%
• Equity multiple: 2.07×
• Total profit: $40,591
• Equity at exit: $11,672

Cash invested: $37,800 (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: 165
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$708
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $154

Break-even live

Break-even rent $1,148

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $230	-5% $192	+0% $154	+5% $116	+10% $77
Rent	-10% $48	-5% $101	+0% $154	+5% $207	+10% $260
Rate	-1.0pp $222	-0.5pp $188	base $154	+0.5pp $119	+1.0pp $83

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	0.43mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.47mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	0.55mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	0d	1	0.55mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	0.58mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	12d	1	0.80mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	0d	1	0.86mi
1131 N Florissant Rd Saint Louis, MO	3.0	1.0	1580	$1,390	$0.88	25d	1	0.86mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	45d	1	0.90mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	0.91mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	45d	1	0.93mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	45d	1	0.93mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	45d	1	0.93mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	6d	1	1.02mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	25d	1	1.04mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	1.07mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	1.07mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	9d	1	1.10mi
1536 Springlet Ct #31 Florissant, MO	3.0	2.5	1161	$1,450	$1.25	0d	1	1.10mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	25d	1	1.13mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	1.13mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	1.13mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	1.14mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	1.16mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	1.18mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	1.18mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	1.18mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	25d	1	1.20mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.21mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	45d	1	1.22mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	1.25mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	1.26mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	1.27mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	1.30mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	1.31mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	1.32mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	1.32mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	25d	1	1.33mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	1.34mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 68 DOM
2. 2026-06-18
   days on market $135,000 Active 65 DOM
3. 2026-06-17
   pricedays on market $135,000 Active 64 DOM
4. 2026-06-16
   days on market $139,900 Active 63 DOM
5. 2026-06-15
   days on market $139,900 Active 62 DOM
6. 2026-06-13
   days on market $139,900 Active 60 DOM
7. 2026-06-13
   days on market $139,900 Active 59 DOM
8. 2026-06-09
   days on market $139,900 Active 56 DOM
9. 2026-06-08
   days on market $139,900 Active 55 DOM
10. 2026-06-07
    days on market $139,900 Active 54 DOM
11. 2026-06-05
    days on market $139,900 Active 51 DOM
12. 2026-06-03
    days on market $139,900 Active 50 DOM
13. 2026-06-02
    days on market $139,900 Active 49 DOM
14. 2026-06-01
    days on market $139,900 Active 48 DOM
15. 2026-05-31
    days on market $139,900 Active 47 DOM
16. 2026-05-19
    price $139,900 692-char remark

    Show marketing remark (692 chars)

    Attention, Investors who are wanting to add a stable rental to their portfolio with a positive cash flow! This spacious 4bd, 2 ba 2 sty home with a partially finished basement is sitting on a large lot and has a long term tenant paying $1,500 mo plus monthly sewer reimbursement and is in a lease until March 31, 2028. The kitchen has a fridge, gas range and dishwasher for tenants use. There are laundry hook ups in the basement and ample space for storage. The exterior features enhances the property's charm and provides a pleasant extension of the living space on on a quiet street. Seller is selling this home "As-Is", not due to condition, just looking for a quick, easy sale.

17. 2026-04-15
    listed $145,000 Active 692-char remark

    Show marketing remark (692 chars)

    Attention, Investors who are wanting to add a stable rental to their portfolio with a positive cash flow! This spacious 4bd, 2 ba 2 sty home with a partially finished basement is sitting on a large lot and has a long term tenant paying $1,500 mo plus monthly sewer reimbursement and is in a lease until March 31, 2028. The kitchen has a fridge, gas range and dishwasher for tenants use. There are laundry hook ups in the basement and ample space for storage. The exterior features enhances the property's charm and provides a pleasant extension of the living space on on a quiet street. Seller is selling this home "As-Is", not due to condition, just looking for a quick, easy sale.

18. 2026-04-13
    historical $145,000 692-char remark

    Show marketing remark (692 chars)

    Attention, Investors who are wanting to add a stable rental to their portfolio with a positive cash flow! This spacious 4bd, 2 ba 2 sty home with a partially finished basement is sitting on a large lot and has a long term tenant paying $1,500 mo plus monthly sewer reimbursement and is in a lease until March 31, 2028. The kitchen has a fridge, gas range and dishwasher for tenants use. There are laundry hook ups in the basement and ample space for storage. The exterior features enhances the property's charm and provides a pleasant extension of the living space on on a quiet street. Seller is selling this home "As-Is", not due to condition, just looking for a quick, easy sale.

19. 1994-03-03
    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: $1,710 · $142/mo
• Projected year-2 tax: $1,710 · $142/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 6 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,110
• − Mortgage interest: −$7,562
• − Property taxes: −$1,710
• − Insurance: −$675
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,927
• Taxable loss: −$342
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,928/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

-3.5% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-15 Listed $145,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $145,000 MARIS as Distributed by MLS Grid
• 1994-03-03 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2022): $1,710 · +3.3% YoY. Source: county tax records.