9625 Glen Owen Dr · Ferguson, MO 63136

$108,000

3 bd · 1.5 ba · 1,014 sqft · SingleFamily public records · 40 Days on market

Built 1960 7,562 sqft lot Est $86k · 25% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

6 room, 3 bedroom, 1.5 bath ranch. Property selling AS IS with NO contingencies. CASH ONLY. Buyer must complete all Due Diligence before submitting offer. The seller has never occupied property and will not pay for or make any inspection or repairs. 7 days on market before the seller will review any offers but reserves the right to accept an offer at any time. Allow 2 business days for the seller’s response. Buyer to verify schools and utilities.

Key facts

• 7,562 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% 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.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Koch Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 303 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 38% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($747 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1960 — 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $86,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9739 Balboa Dr	0.25mi	3/1.0	999 (-2%)	1mo	$76,900	$77	83
9614 Winkler Dr	0.30mi	3/1.0	1,020 (+1%)	1mo	$125,000	$123	82
9724 Dennis Dr	0.33mi	3/1.0	1,056 (+4%)	1mo	$89,900	$85	74
1719 Newhall Ct	0.43mi	3/1.0	975 (-4%)	0mo	$120,000	$123	71
9866 Dennis Dr	0.55mi	3/1.0	1,032 (+2%)	3mo	$124,900	$121	67
9871 Medford Dr	0.47mi	3/1.0	950 (-6%)	2mo	$124,900	$131	64
2014 Kappel Dr	0.52mi	2/1.0 (-1)	989 (-2%)	2mo	$19,000	$19	64
9858 Green Valley Dr	0.50mi	3/2.0	936 (-8%)	2mo	$74,900	$80	60
1523 Fir Dr	0.47mi	3/1.0	1,144 (+13%)	2mo	$45,000	$39	53
9863 Eastdell Dr	0.59mi	3/1.0	1,126 (+11%)	1mo	$139,900	$124	51
10038 Balboa Dr	0.58mi	3/1.0	864 (-15%)	2mo	$49,900	$58	45
324 Gage Dr	0.56mi	2/1.0 (-1)	875 (-14%)	1mo	$68,000	$78	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.30×
• Total profit: $39,204
• Equity at exit: $53,437

10-year hold

• IRR: 23.0%
• Equity multiple: 4.70×
• Total profit: $111,789
• Equity at exit: $86,364

Cash invested: $30,240 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$566
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $297

Break-even live

Break-even rent $939

Max offer price $108,000

Occupancy floor 72%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	0.21mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.21mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	0.23mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.27mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	0.28mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	21d	1	0.30mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	43d	1	0.35mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	7d	1	0.35mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.36mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.38mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	0.40mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.43mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	0.49mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	0.49mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	14d	1	0.50mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.51mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.51mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	0.74mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	0.79mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	0.80mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	0.80mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	0.83mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	0.85mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	0.85mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	0.93mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.99mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	1.02mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.05mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	1.07mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	23d	1	1.07mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.08mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.08mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	1.09mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.17mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	1.18mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.20mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	23d	1	1.21mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	43d	1	1.22mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	1.23mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	1.23mi

Listing history 12 events

1. 2026-03-10
   status Pending
2. 2026-02-16
   status Active
3. 2026-02-04
   historical Active Under Contract
4. 2026-01-29
   listed $108,000 Active
5. 2024-03-14
   soldstatus Closed 463-char remark

   Show marketing remark (463 chars)

   6 room, 3 bedroom, 1.5 bath ranch. Property selling AS IS with NO contingencies. CASH ONLY. Buyer must complete all Due Diligence before submitting offer. The seller has never occupied property and will not pay for or make any inspection or repairs. 7 days on market before the seller will review any offers but reserves the right to accept an offer at any time. Allow 2 business days for the seller’s response. Buyer to verify schools and utilities.

6. 2024-02-06
   status Pending 463-char remark

   Show marketing remark (463 chars)

   6 room, 3 bedroom, 1.5 bath ranch. Property selling AS IS with NO contingencies. CASH ONLY. Buyer must complete all Due Diligence before submitting offer. The seller has never occupied property and will not pay for or make any inspection or repairs. 7 days on market before the seller will review any offers but reserves the right to accept an offer at any time. Allow 2 business days for the seller’s response. Buyer to verify schools and utilities.

7. 2024-01-27
   listed $59,900 Active 463-char remark

   Show marketing remark (463 chars)

   6 room, 3 bedroom, 1.5 bath ranch. Property selling AS IS with NO contingencies. CASH ONLY. Buyer must complete all Due Diligence before submitting offer. The seller has never occupied property and will not pay for or make any inspection or repairs. 7 days on market before the seller will review any offers but reserves the right to accept an offer at any time. Allow 2 business days for the seller’s response. Buyer to verify schools and utilities.

8. 2015-09-01
   soldstatus $15,382,732
9. 2013-09-04
   soldstatus $35,000
10. 2013-08-26
    soldstatus 599-char remark

    Show marketing remark (599 chars)

    Perfect for the first time home buyer. The interior of this home has been updated and ready for you to move in. This 3 bedroom 1 1/2 bath home has an updated kitchen with stainless steel appliances, new cabinets, counter top, and flooring. Both bathrooms have been updated with new fixtures and flooring. All of the hardwood flooring has been resurfaced and sealed in the Living room, Dining room, and all 3 bedrooms. Some new vinyl windows have been installed. The entire interior has been freshly painted. Basement is partially finished and has another 1/2 bath. You don't want to miss this one!!!

11. 2013-03-20
    listed $44,900 599-char remark

    Show marketing remark (599 chars)

    Perfect for the first time home buyer. The interior of this home has been updated and ready for you to move in. This 3 bedroom 1 1/2 bath home has an updated kitchen with stainless steel appliances, new cabinets, counter top, and flooring. Both bathrooms have been updated with new fixtures and flooring. All of the hardwood flooring has been resurfaced and sealed in the Living room, Dining room, and all 3 bedrooms. Some new vinyl windows have been installed. The entire interior has been freshly painted. Basement is partially finished and has another 1/2 bath. You don't want to miss this one!!!

12. 2010-12-23
    soldstatus $30,000

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,562 · $130/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 · 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: $15,780
• − Mortgage interest: −$6,050
• − Property taxes: −$1,562
• − Insurance: −$540
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,142
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,097/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 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

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+260.0% since first listed

12 events — show timeline

• 2026-03-10 Pending — MARIS as Distributed by MLS Grid
• 2026-02-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-04 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-29 Listed $108,000 MARIS as Distributed by MLS Grid
• 2024-03-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-06 Pending — MARIS as Distributed by MLS Grid
• 2024-01-27 Listed $59,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $15,382,732 Public Records
• 2013-09-04 Sold (Public Records) $35,000 Public Records
• 2013-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-20 Listed $44,900 MARIS as Distributed by MLS Grid
• 2010-12-23 Sold (Public Records) $30,000 Public Records

Property tax history

+9.3%/yr

Latest (2022): $1,562 · +0.4% YoY. Source: county tax records.