316 Coppinger Dr · Ferguson, MO 63135

$129,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 15 Days on market

Built 1948 7,000 sqft lot Est $96k · 35% over

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Why this score? — see what drove the D 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 +20.7/30.0
• DSCR +6.6/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful home featuring original historic brickwork that’s been given a fresh, modern whitewashed update! A standout look that sets the tone for what you’ll find inside. Step into the tiled foyer and you’re immediately connected to the main living space, where hardwood flooring runs throughout the living room, dining room, and both bedrooms. The brick fireplace becomes the focal point of the living room, giving the space warmth and character the moment you walk in. An arched opening leads you into the dining room, offering an easy, open flow between the main spaces. The kitchen sits just beyond the dining area and includes newly installed LVP flooring, a m

Key facts

• 7,000 sq ft lot
• Built 1948
• Listed 14 days

Property features AI

Finance

• Other: Estimated living area approximately 1,500; Above-grade finished area reported as 1,056; Below-grade finished area reported as 444
• Financial info: No second mortgage indicated

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; Water, sewer, electricity, and natural gas all connected/available
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Storage structure; Backyard and front yard; level lot; Fenced backyard (full)

Interior

• Kitchen: Stainless steel appliance(s)
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Basement (full, block) with storage; Two fireplaces (basement and family room)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $129k (0.8% below list).
• Recommended offer: $128k (1.5% 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); 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $898 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $41k; list at $130k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $96,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 S Dellwood Ave	0.58mi	2/1.0	1,086 (+3%)	2mo	$98,900	$91	67
125 Forestwood Dr	0.53mi	3/1.0 (+1)	1,032 (-2%)	3mo	$77,900	$75	64
435 N Clay Ave	0.48mi	2/1.5	972 (-8%)	3mo	$155,000	$159	60
610 Superior Dr	0.20mi	3/1.0 (+1)	900 (-15%)	3mo	$139,000	$154	59
1102 Thatcher Ave	0.39mi	2/1.0	1,202 (+14%)	2mo	$145,000	$121	57
1007 Hutton Pl	0.29mi	2/2.0	1,214 (+15%)	2mo	$36,000	$30	56
945 Edgehill Dr	0.61mi	3/1.0 (+1)	1,110 (+5%)	3mo	$114,900	$104	55
7 Bromley Dr	0.74mi	3/2.0 (+1)	1,060 (+0%)	2mo	$192,500	$182	54
315 Royal Ave	0.42mi	3/1.0 (+1)	1,176 (+11%)	3mo	$95,000	$81	54
100 Florwood Ct	0.71mi	3/1.0 (+1)	1,004 (-5%)	3mo	$79,900	$80	51
247 S Hartnett Ave Unit 1/2	0.64mi	2/1.0	902 (-15%)	2mo	$75,000	$83	44
277 Dashwood Dr	0.73mi	3/1.0 (+1)	960 (-9%)	2mo	$74,900	$78	44

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,088
• Equity at exit: $19,369

10-year hold

• IRR: 12.2%
• Equity multiple: 2.17×
• Total profit: $42,621
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$681
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $175

Break-even live

Break-even rent $1,066

Max offer price $129,900

Occupancy floor 81%

Sensitivity live

Price	-10% $249	-5% $212	+0% $175	+5% $139	+10% $102
Rent	-10% $74	-5% $124	+0% $175	+5% $226	+10% $277
Rate	-1.0pp $241	-0.5pp $208	base $175	+0.5pp $142	+1.0pp $107

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.05mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.08mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.09mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.16mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	0.18mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.23mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.25mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.29mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.52mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.61mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.63mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.67mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.79mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.82mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.92mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.92mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.98mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.98mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.00mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	1.03mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	24d	1	1.05mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.07mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	1.07mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.09mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.10mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	1.11mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.12mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	1.12mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	1.14mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.15mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.16mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.17mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	1.17mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.19mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	1.21mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	1.21mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.22mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.22mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.25mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	1.26mi

Listing history 14 events

1. 2026-06-18
   days on market $129,900 Active 15 DOM
2. 2026-06-17
   days on market $129,900 Active 14 DOM
3. 2026-06-16
   days on market $129,900 Active 13 DOM
4. 2026-06-15
   days on market $129,900 Active 12 DOM
5. 2026-06-13
   days on market $129,900 Active 10 DOM
6. 2026-06-13
   days on market $129,900 Active 9 DOM
7. 2026-06-09
   days on market $129,900 Active 6 DOM
8. 2026-06-08
   days on market $129,900 Active 5 DOM
9. 2026-06-07
   days on market $129,900 Active 4 DOM
10. 2026-06-05
    statusdays on market $129,900 Active 1 DOM
11. 2026-06-03
    days on market $129,900 Coming Soon 3 DOM
12. 2026-06-02
    days on market $129,900 Coming Soon 2 DOM
13. 2026-06-01
    remarks 681-char remark
14. 2026-06-01
    listed $129,900 Coming Soon 1 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,460
• − Mortgage interest: −$7,276
• − Property taxes: −$1,286
• − Insurance: −$650
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,779
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,105/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

+260.8% since first listed

13 events — show timeline

• 2026-06-01 Coming Soon $129,900 MARIS as Distributed by MLS Grid
• 2026-01-21 Listed $129,900 MARIS as Distributed by MLS Grid
• 2025-12-11 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-12-10 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-04-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2021-02-14 Pending — MARIS as Distributed by MLS Grid
• 2021-02-12 Listed $109,900 MARIS as Distributed by MLS Grid
• 2020-12-16 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 1996-10-07 Sold (Public Records) — Public Records
• 1986-09-01 Sold (Public Records) $40,900 Public Records
• 1983-01-01 Sold (Public Records) $36,000 Public Records
• 1983-01-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2022): $1,286 · +3.3% YoY. Source: county tax records.