130 S Barat Ave · Ferguson, MO 63135

$159,900

2 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 23 Days on market

Built 1951 9,300 sqft lot Est $147k · 9% 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 +16.1/30.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +4.0/10.0
• ARV discount +3.5/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated all-brick home in the heart of Ferguson! This move-in ready property blends classic charm with modern updates throughout. Step inside to find refinished hardwood floors, fresh paint, updated lighting, and a spacious living room featuring a cozy fireplace and built-in shelving. The fully updated kitchen offers modern cabinetry, sleek finishes, and plenty of space for everyday living and entertaining. Updated bathrooms on multiple levels add convenience and style, while the versatile upper-level bedroom provides the perfect private retreat, office, or flex space. The full basement offers tons of storage and additional potential. Outside, enjoy a large fenced backyard, en

Key facts

• Cozy fireplace
• Updated lighting
• Built-in shelving

Tags

• RENOVATED ALL-BRICK HOME
• REFINISHED HARDWOOD FLOORS
• UPDATED LIGHTING
• COZY FIREPLACE
• BUILT-IN SHELVING
• FULLY UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached garage with 1 car space
• Utilities: Public water; Public sewer; 220-volt electric; Natural gas connected
• Home design: Single family residence; Residential property; Two levels; Entry and living area above grade per assessor
• Construction: Brick construction
• Exterior features: Back yard

Interior

• Bedrooms: Three bedrooms total; Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom; Two half bathrooms; Main level has one full bathroom; Upper level has one half bathroom; Lower level has one half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement with block construction; Fireplace in the family room; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $83 ($998/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 $143k (10.4% below list).
• Recommended offer: $143k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 8.9% in Ferguson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Griffith Elementary (math 3% / reading 9%, grade F, #1,069 of 1,115 statewide, top 96%, 282 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $160k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,197 (10.4% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.90% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $146,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 S Barat Ave	0.04mi	2/1.0	1,440 (-6%)	6mo	$96,900	$67	83
38 Bayview Ct	0.30mi	3/1.0 (+1)	1,472 (-4%)	4mo	$124,900	$85	71
274 Dashwood Dr	0.34mi	3/1.0 (+1)	1,454 (-5%)	5mo	$139,900	$96	67
332 Argent Ave	0.69mi	2/1.5	1,558 (+2%)	0mo	$185,000	$119	63
237 S Barat Ave	0.14mi	2/2.0	1,310 (-14%)	4mo	$85,000	$65	62
1325 Kappel Dr	0.69mi	3/1.0 (+1)	1,414 (-8%)	2mo	$139,000	$98	49
509 Royal Ave	0.54mi	3/1.5 (+1)	1,375 (-10%)	3mo	$110,000	$80	48
406 Teston Dr	0.59mi	3/1.0 (+1)	1,320 (-14%)	4mo	$89,900	$68	41
410 Argent Ave	0.73mi	3/2.0 (+1)	1,634 (+7%)	6mo	$210,000	$129	40
1330 Chambers Rd	0.64mi	3/2.0 (+1)	1,339 (-12%)	3mo	$139,900	$104	37
425 S Clark Ave	0.74mi	3/1.5 (+1)	1,734 (+13%)	2mo	$190,000	$110	34
536 Ames Pl	0.66mi	3/1.5 (+1)	1,304 (-15%)	5mo	$69,900	$54	33

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-13,058
• Equity at exit: $23,842

10-year hold

• IRR: 7.3%
• Equity multiple: 1.67×
• Total profit: $29,842
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $83

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $174	-5% $128	+0% $83	+5% $38	+10% $-7
Rent	-10% $-30	-5% $27	+0% $83	+5% $140	+10% $196
Rate	-1.0pp $164	-0.5pp $124	base $83	+0.5pp $42	+1.0pp $0

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	12d	1	0.19mi
1006 Highmont Dr Saint Louis, MO	3.0	1.0	1920	$1,550	$0.81	45d	1	0.21mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	0.27mi
299 Dashwood Dr Saint Louis, MO	3.0	2.0	1920	$1,575	$0.82	25d	1	0.39mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.41mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.61mi
25 S Dellwood Ave Saint Louis, MO	3.0	1.0	1944	$1,600	$0.82	45d	1	0.62mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	16d	1	0.73mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	3d	1	0.73mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	0.83mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.98mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	1.00mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	1.10mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	6d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $159,900 Active 23 DOM
2. 2026-06-18
   days on market $159,900 Active 20 DOM
3. 2026-06-17
   days on market $159,900 Active 19 DOM
4. 2026-06-16
   days on market $159,900 Active 18 DOM
5. 2026-06-15
   days on market $159,900 Active 17 DOM
6. 2026-06-13
   status $159,900 Active 15 DOM
7. 2026-06-05
   statusdays on market $159,900 Pending 15 DOM
8. 2026-06-03
   days on market $159,900 Active 14 DOM
9. 2026-06-02
   days on market $159,900 Active 13 DOM
10. 2026-06-01
    days on market $159,900 Active 12 DOM
11. 2026-05-31
    days on market $159,900 Active 11 DOM
12. 2026-05-20
    listed $159,900 Active
13. 2011-07-06
    soldstatus $25,000
14. 2004-11-16
    soldstatus $88,700
15. 1989-08-01
    soldstatus
16. 1987-08-01
    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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 · 20 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: $17,184
• − Mortgage interest: −$8,957
• − Property taxes: −$1,715
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,652
• Taxable loss: −$1,689
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,404/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

+80.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $159,900 MARIS as Distributed by MLS Grid
• 2011-07-06 Sold (Public Records) $25,000 Public Records
• 2004-11-16 Sold (Public Records) $88,700 Public Records
• 1989-08-01 Sold (Public Records) — Public Records
• 1987-08-01 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2022): $1,715 · +3.3% YoY. Source: county tax records.