424 Georgia Ave · Ferguson, MO 63135

$89,200

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 35 Days on market

Built 1935 6,403 sqft lot $109/sqft · 15% above area Est $78k · 15% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable ranch-style home offering practical living space, off-street parking, and excellent value for buyers seeking an attainable ownership opportunity or solid investment property. This home features a functional floor plan with a bright and airy living room, dedicated dining area, and neutral finishes that provide a clean canvas for your personal touches. The detached one-car garage adds flexibility for parking, storage, or workspace, while the driveway offers additional off-street convenience. The backyard provides usable outdoor space that homeowners and tenants alike can appreciate. With a manageable footprint and straightforward layout, this property is ideal for buyers who value simplicity, efficiency, and affordability. Investors will appreciate the rental potential, with similar homes in the area renting for up to $1,000 per month. Buyers may also explore up to $7,500 in Down Payment Assistance for qualified applicants, creating an excellent path to homeownership. Conveniently located near downtown Ferguson, University of Missouri–St. Louis, major highways, parks, schools, and everyday shopping.

Key facts

• Off street driveway
• Backyard
• Nearby parks

Tags

• DETACHED ONE-CAR GARAGE
• OFF STREET DRIVEWAY
• BACKYARD
• QUICK ACCESS TO MAJOR HIGHWAYS
• NEARBY SCHOOLS
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 9.2% in Ferguson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools F, crime 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.
• 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); 40% 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 $617 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,524 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1935 — 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: 1.39% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $77,609
• List price: $89,200
• Delta: 14.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Estelle Ave	0.27mi	2/1.0	775 (-6%)	1mo	$79,900	$103	77
221 S Harvey Ave	0.31mi	2/1.0	864 (+5%)	3mo	$135,000	$156	75
809 Thomas Ave	0.29mi	3/1.0 (+1)	864 (+5%)	4mo	$59,900	$69	70
721 Beardsley Ct	0.68mi	2/1.0	820 (-0%)	4mo	$89,900	$110	65
115 Lawrence Ave	0.36mi	2/1.5	936 (+14%)	0mo	$64,500	$69	58
808 Arline Ave	0.27mi	3/2.0 (+1)	720 (-12%)	0mo	$125,000	$174	58
406 Tiffin Ave	0.31mi	2/1.0	944 (+15%)	5mo	$105,000	$111	57
30 Paul Ave	0.51mi	3/1.0 (+1)	875 (+6%)	5mo	$69,900	$80	56
619 Carson Rd	0.54mi	1/1.0 (-1)	901 (+10%)	5mo	$75,000	$83	50
915 Maurice Ave	0.60mi	2/1.0	720 (-12%)	3mo	$60,000	$83	49
8350 Hill Ave	0.63mi	3/1.0 (+1)	912 (+11%)	1mo	$94,900	$104	46
122 Elkan Ave	0.66mi	2/1.0	720 (-12%)	4mo	$89,900	$125	45

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: 16.5%
• Equity multiple: 1.70×
• Total profit: $17,532
• Equity at exit: $13,300

10-year hold

• IRR: 28.3%
• Equity multiple: 4.11×
• Total profit: $77,772
• Equity at exit: $7,712

Cash invested: $24,976 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$468
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $400

Break-even live

Break-even rent $731

Max offer price $89,200

Occupancy floor 63%

Sensitivity live

Price	-10% $450	-5% $425	+0% $400	+5% $374	+10% $349
Rent	-10% $302	-5% $351	+0% $400	+5% $449	+10% $497
Rate	-1.0pp $445	-0.5pp $422	base $400	+0.5pp $377	+1.0pp $353

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: $22,300
• Closing costs: $2,676
• 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	44d	1	0.14mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.18mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.20mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.21mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.24mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.27mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.28mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.29mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.34mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.37mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.37mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.38mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.40mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	24d	1	0.41mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.47mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.52mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.53mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.53mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.53mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.53mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	5d	1	0.58mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.64mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.73mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.76mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.90mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.91mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.93mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.94mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.95mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.97mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	1.01mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.03mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	1.04mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	1.05mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	1.05mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	1.11mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	1.11mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.16mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	1.18mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	1.18mi

Listing history 7 events

1. 2026-04-17
   listed $89,200 Active 1134-char remark

   Show marketing remark (1134 chars)

   Affordable ranch-style home offering practical living space, off-street parking, and excellent value for buyers seeking an attainable ownership opportunity or solid investment property. This home features a functional floor plan with a bright and airy living room, dedicated dining area, and neutral finishes that provide a clean canvas for your personal touches. The detached one-car garage adds flexibility for parking, storage, or workspace, while the driveway offers additional off-street convenience. The backyard provides usable outdoor space that homeowners and tenants alike can appreciate. With a manageable footprint and straightforward layout, this property is ideal for buyers who value simplicity, efficiency, and affordability. Investors will appreciate the rental potential, with similar homes in the area renting for up to $1,000 per month. Buyers may also explore up to $7,500 in Down Payment Assistance for qualified applicants, creating an excellent path to homeownership. Conveniently located near downtown Ferguson, University of Missouri–St. Louis, major highways, parks, schools, and everyday shopping.

2. 2017-12-21
   soldstatus $1,730,000
3. 2016-12-07
   soldstatus $1,206,000
4. 2015-12-29
   soldstatus $3,793,388
5. 2008-10-31
   soldstatus
6. 2004-06-16
   soldstatus $65,000
7. 1991-10-18
   soldstatus $27,500

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $870 · $73/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $14,842
• − Mortgage interest: −$4,997
• − Property taxes: −$870
• − Insurance: −$446
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,595
• Taxable income: $3,560
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,942/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

+224.4% since first listed

7 events — show timeline

• 2026-04-17 Listed $89,200 MARIS as Distributed by MLS Grid
• 2017-12-21 Sold (Public Records) $1,730,000 Public Records
• 2016-12-07 Sold (Public Records) $1,206,000 Public Records
• 2015-12-29 Sold (Public Records) $3,793,388 Public Records
• 2008-10-31 Sold (Public Records) — Public Records
• 2004-06-16 Sold (Public Records) $65,000 Public Records
• 1991-10-18 Sold (Public Records) $27,500 Public Records

Property tax history

-2.6%/yr

Latest (2022): $870 · +3.3% YoY. Source: county tax records.