448 Georgia Ave · Ferguson, MO 63135

$79,900

2 bd · 1.5 ba · 850 sqft · SingleFamily public records · 20 Days on market

Built 1945 7,405 sqft lot Est $75k · 7% 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
• Rent growth +4.8/5.0
• ARV discount +4.4/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property being sold as-is. Seller to pay for no inspections and/or repairs.

Key facts

• Convenient access
• Major roadways
• Nearby parks

Tags

• WELL-ESTABLISHED AREA
• CONVENIENT ACCESS
• NEARBY SCHOOLS
• NEARBY PARKS
• NEARBY SHOPPING
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Property listed as residential single-family; Lot is level
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family house; One story
• Construction: Brick veneer construction; Composition roof; Built year not provided
• Exterior features: No exterior features listed; No fencing

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Full basement; Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/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: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Central Elementary (180 students, 98% 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); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $552 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.87%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $74,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 S Harvey Ave	0.12mi	2/1.0	875 (+3%)	5mo	$63,000	$72	83
221 S Harvey Ave	0.35mi	2/1.0	864 (+2%)	3mo	$135,000	$156	77
809 Thomas Ave	0.25mi	3/1.0 (+1)	864 (+2%)	4mo	$59,900	$69	75
405 Estelle Ave	0.31mi	2/1.0	775 (-9%)	1mo	$79,900	$103	68
115 Lawrence Ave	0.41mi	2/1.5	936 (+10%)	0mo	$64,500	$69	64
313 S Dade Ave	0.33mi	2/1.0	768 (-10%)	5mo	$67,500	$88	62
30 Paul Ave	0.52mi	3/1.0 (+1)	875 (+3%)	5mo	$69,900	$80	60
406 Tiffin Ave	0.36mi	2/1.0	944 (+11%)	5mo	$105,000	$111	59
721 Beardsley Ct	0.67mi	2/1.0	820 (-4%)	4mo	$89,900	$110	58
8350 Hill Ave	0.58mi	3/1.0 (+1)	912 (+7%)	1mo	$94,900	$104	52
619 Carson Rd	0.58mi	1/1.0 (-1)	901 (+6%)	5mo	$75,000	$83	52
4723 N Hills Ln	0.75mi	3/2.0 (+1)	965 (+14%)	0mo	$85,000	$88	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: 22.5%
• Equity multiple: 1.98×
• Total profit: $21,951
• Equity at exit: $11,913

10-year hold

• IRR: 33.6%
• Equity multiple: 4.82×
• Total profit: $85,450
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$419
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $445

Break-even live

Break-even rent $676

Max offer price $79,900

Occupancy floor 59%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	0.16mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	0.20mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	43d	1	0.21mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	43d	1	0.21mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.22mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.24mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.25mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	43d	1	0.26mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	23d	1	0.30mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	23d	1	0.31mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	7d	1	0.35mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.37mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	23d	1	0.42mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.42mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	0.48mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	43d	1	0.50mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	43d	1	0.50mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	0.51mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.52mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.55mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	23d	1	0.57mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.59mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	0.78mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	0.82mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	0.86mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	0.87mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	0.94mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	23d	1	0.96mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	0.99mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.99mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	1.00mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	1.02mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	43d	1	1.06mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.07mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	1.08mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.09mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	23d	1	1.13mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	43d	1	1.13mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	1.16mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	1.21mi

Listing history 15 events

1. 2026-06-19
   price $79,900 Active 20 DOM
2. 2026-06-18
   days on market $84,900 Active 20 DOM
3. 2026-06-17
   days on market $84,900 Active 19 DOM
4. 2026-06-16
   days on market $84,900 Active 18 DOM
5. 2026-06-15
   days on market $84,900 Active 17 DOM
6. 2026-06-13
   days on market $84,900 Active 15 DOM
7. 2026-06-13
   days on market $84,900 Active 14 DOM
8. 2026-06-09
   days on market $84,900 Active 11 DOM
9. 2026-06-08
   days on market $84,900 Active 10 DOM
10. 2026-06-07
    days on market $84,900 Active 9 DOM
11. 2026-06-05
    days on market $84,900 Active 6 DOM
12. 2026-06-03
    days on market $84,900 Active 5 DOM
13. 2026-06-02
    days on market $84,900 Active 4 DOM
14. 2026-06-01
    days on market $84,900 Active 3 DOM
15. 2026-05-31
    days on market $84,900 Active 2 DOM

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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 · 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: $14,872
• − Mortgage interest: −$4,476
• − Property taxes: −$982
• − Insurance: −$400
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,324
• Taxable income: $4,311
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,305/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

+11.7% since first listed

9 events — show timeline

• 2026-05-29 Listed $84,900 MARIS as Distributed by MLS Grid
• 2020-02-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-30 Pending — MARIS as Distributed by MLS Grid
• 2020-01-18 Listed $26,900 MARIS as Distributed by MLS Grid
• 2013-01-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-26 Listed $18,900 MARIS as Distributed by MLS Grid
• 2005-04-28 Sold (Public Records) $76,000 Public Records
• 1997-07-14 Sold (Public Records) — Public Records
• 1997-07-14 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2022): $982 · +3.3% YoY. Source: county tax records.