218 N Marguerite Ave · Ferguson, MO 63135

$75,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 36 Days on market

Built 1949 7,840 sqft lot $90/sqft · 6% above area Est $71k · 6% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• 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

This two bedroom home is currently rented on a month-to-month lease at $975/month which is below market rates. The current Sec 8 FMR is $1290/month so there is lots of upside potential. If you're thinking of starting your rental portfolio or looking to add to one, this could be a perfect fit. Interested in a package of homes? This seller is also selling MLS# 26027397 and 2607384 if you would like to them to your contract. The home is being sold as-is with seller to do no inspections, repairs or credits. Showings with an accepted contract. Please do not disturb the tenant or walk the property.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Private ownership

Exterior

• Parking: Attached garage; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residential home; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 8.9% 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: Johnson Wabash 6Th Grade Ctr (math 2% / reading 8%, grade F, #387 of 391 statewide, top 99%, 323 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $23k; list at $75k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1949 — 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: 1.62% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,777
• List price: $75,000
• Delta: 5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Henquin Dr	0.21mi	2/1.0	816 (-2%)	1mo	$115,000	$141	86
308 Henquin Dr	0.22mi	2/1.0	861 (+4%)	1mo	$80,000	$93	83
826 Walters Dr	0.16mi	2/1.0	925 (+11%)	2mo	$60,000	$65	72
221 S Harvey Ave	0.57mi	2/1.0	864 (+4%)	3mo	$135,000	$156	65
619 Carson Rd	0.33mi	1/1.0 (-1)	901 (+8%)	5mo	$75,000	$83	62
405 Estelle Ave	0.59mi	2/1.0	775 (-7%)	1mo	$79,900	$103	60
8234 Airport Rd	0.69mi	2/1.0	792 (-5%)	4mo	$75,000	$95	57
6317 Abbott Dr	0.68mi	2/1.0	792 (-5%)	5mo	$79,900	$101	56
115 Lawrence Ave	0.53mi	2/1.5	936 (+12%)	0mo	$64,500	$69	52
8235 Davenport Dr	0.66mi	1/1.0 (-1)	792 (-5%)	5mo	$63,000	$80	52
406 Tiffin Ave	0.55mi	2/1.0	944 (+14%)	5mo	$105,000	$111	48
6625 Thurston Ave	0.69mi	2/1.0	939 (+13%)	4mo	$74,900	$80	43

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: 27.2%
• Equity multiple: 2.20×
• Total profit: $25,266
• Equity at exit: $11,183

10-year hold

• IRR: 37.6%
• Equity multiple: 5.34×
• Total profit: $91,162
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $487

Break-even live

Break-even rent $602

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $529	-5% $508	+0% $487	+5% $465	+10% $444
Rent	-10% $390	-5% $439	+0% $487	+5% $535	+10% $583
Rate	-1.0pp $524	-0.5pp $506	base $487	+0.5pp $467	+1.0pp $447

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.19mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.19mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.26mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.28mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.32mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.33mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.41mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.52mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.57mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.58mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.67mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.67mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.68mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.68mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.76mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.80mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.82mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.83mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	0.84mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.86mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	0.86mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	6d	1	0.89mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.90mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	18d	1	0.91mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.93mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	0.94mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	0.95mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	1.00mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.00mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	1.01mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	0d	1	1.01mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	1.01mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	14d	1	1.03mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	1.03mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	1.03mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	45d	1	1.06mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	1.06mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	1.07mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	0d	1	1.07mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	9d	1	1.07mi

Listing history 14 events

1. 2026-06-09
   days on market $75,000 Active 36 DOM
2. 2026-06-08
   days on market $75,000 Active 35 DOM
3. 2026-06-07
   days on market $75,000 Active 34 DOM
4. 2026-06-05
   days on market $75,000 Active 31 DOM
5. 2026-06-03
   days on market $75,000 Active 30 DOM
6. 2026-06-02
   days on market $75,000 Active 29 DOM
7. 2026-06-01
   days on market $75,000 Active 28 DOM
8. 2026-05-31
   days on market $75,000 Active 27 DOM
9. 2026-05-05
   listed $77,500 Active 599-char remark
10. 2026-05-04
    historical $77,500 599-char remark
11. 2025-09-03
    listed $95,000 Active
12. 2020-08-11
    soldstatus $23,000
13. 2020-07-27
    soldstatus $36,000
14. 1988-08-30
    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: $608 · $51/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$120/yr (+$10/mo · 19.7%)

ⓘ 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 · 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: $14,610
• − Mortgage interest: −$4,201
• − Property taxes: −$608
• − Insurance: −$375
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,182
• Taxable income: $4,907
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,662/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

+108.3% since first listed

7 events — show timeline

• 2026-05-26 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $77,500 MARIS as Distributed by MLS Grid
• 2026-05-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-09-03 Listed $95,000 MARIS as Distributed by MLS Grid
• 2020-08-11 Sold (Public Records) $23,000 Public Records
• 2020-07-27 Sold (Public Records) $36,000 Public Records
• 1988-08-30 Sold (Public Records) — Public Records

Property tax history

-5.1%/yr

Latest (2022): $608 · +3.2% YoY. Source: county tax records.