512 Coppinger Dr · Ferguson, MO 63135

$74,900

2 bd · 1.0 ba · 987 sqft · SingleFamily public records · 120 Days on market

Built 1949 7,000 sqft lot $76/sqft · 17% below area Est $90k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

Key facts

• Attached garage
• Level backyard
• Bright living room

Tags

• BRIGHT LIVING ROOM
• FORMAL DINING AREA
• KITCHEN ACCESS
• ATTACHED GARAGE
• FULL BASEMENT
• LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 8.9% 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: Lee Hamilton Elementary (math 5% / reading 16%, grade F, #1,026 of 1,115 statewide, top 92%, 278 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $90,477
• List price: $74,900
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Superior Dr	0.13mi	3/1.0 (+1)	900 (-9%)	3mo	$139,000	$154	72
613 Plantmore Dr	0.36mi	3/1.0 (+1)	1,008 (+2%)	4mo	$119,900	$119	72
404 Ballman Ave	0.20mi	2/1.0	892 (-10%)	4mo	$99,900	$112	71
435 N Clay Ave	0.47mi	2/1.5	972 (-2%)	3mo	$155,000	$159	71
1006 Highmont Dr	0.64mi	3/1.0 (+1)	960 (-3%)	4mo	$109,900	$114	57
125 Forestwood Dr	0.61mi	3/1.0 (+1)	1,032 (+5%)	3mo	$77,900	$75	57
227 Meadowcrest Dr	0.69mi	3/1.0 (+1)	960 (-3%)	3mo	$129,900	$135	55
4 S Dellwood Ave	0.61mi	2/1.0	1,086 (+10%)	2mo	$98,900	$91	54
247 S Hartnett Ave Unit 1/2	0.75mi	2/1.0	902 (-9%)	2mo	$75,000	$83	50
7 Bromley Dr	0.66mi	3/2.0 (+1)	1,060 (+7%)	2mo	$192,500	$182	46
941 Highmont Dr	0.60mi	2/1.0	840 (-15%)	3mo	$105,900	$126	44
945 Edgehill Dr	0.70mi	3/1.0 (+1)	1,110 (+12%)	3mo	$114,900	$104	39

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: 26.1%
• Equity multiple: 2.15×
• Total profit: $24,192
• Equity at exit: $11,168

10-year hold

• IRR: 36.7%
• Equity multiple: 5.27×
• Total profit: $89,560
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$393
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $466

Break-even live

Break-even rent $665

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $508	-5% $487	+0% $466	+5% $445	+10% $423
Rent	-10% $367	-5% $416	+0% $466	+5% $515	+10% $565
Rate	-1.0pp $504	-0.5pp $485	base $466	+0.5pp $446	+1.0pp $427

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	0.07mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	45d	1	0.10mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	0d	1	0.10mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	45d	1	0.11mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	0.12mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	45d	1	0.15mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	45d	1	0.19mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.24mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	0.49mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	25d	1	0.57mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	45d	1	0.68mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	0.70mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	0.74mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	16d	1	0.85mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	0.99mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	1.00mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	1.01mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	1.02mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	1.03mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	1.04mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	1.06mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	0d	1	1.10mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	9d	1	1.10mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	1.10mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	1.15mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	1.16mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	1.17mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	1.17mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	1.17mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	1.18mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	1.19mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	1.20mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	1.22mi
10032 Neville Walk Unit 10016C St. Louis, MO	1.0	1.0	720	$855	$1.19	0d	1	1.23mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	45d	1	1.24mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	45d	1	1.26mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	1.27mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	1.27mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	1.28mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	1.28mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $74,900 Pending 120 DOM
2. 2026-06-13
   days on market $74,900 Active 119 DOM
3. 2026-06-09
   days on market $74,900 Active 116 DOM
4. 2026-06-08
   days on market $74,900 Active 115 DOM
5. 2026-06-07
   days on market $74,900 Active 114 DOM
6. 2026-06-05
   days on market $74,900 Active 111 DOM
7. 2026-06-03
   days on market $74,900 Active 110 DOM
8. 2026-06-02
   days on market $74,900 Active 109 DOM
9. 2026-06-01
   days on market $74,900 Active 108 DOM
10. 2026-05-31
    days on market $74,900 Active 107 DOM
11. 2026-05-08
    price $79,900 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

12. 2026-04-24
    price $84,900 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

13. 2026-04-03
    price $89,900 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

14. 2026-03-06
    price $94,900 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

15. 2026-02-27
    price $99,900 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

16. 2026-02-13
    listed $104,900 Active 758-char remark

    Show marketing remark (758 chars)

    This classic two-bedroom, one-bathroom 1.5-story residence offers a functional layout with significant potential for customization. The main level features a bright living room, a formal dining area, and a kitchen that provides convenient access to the attached one-car garage. Both bedrooms and the central full bathroom are located on the primary level, while the upper level provides additional versatile space under a Cape Cod-style roofline. The property includes a full basement for storage and a level backyard. Situated in an established Ferguson neighborhood, this home is located near local parks and community amenities, making it a great option for those looking for a traditional multi-level floor plan with essential features on the main floor.

17. 2022-03-28
    soldstatus $315,000
18. 2021-08-13
    soldstatus $57,308
19. 2013-12-04
    soldstatus $37,000
20. 2013-12-02
    soldstatus $37,000
21. 2006-02-16
    soldstatus $42,000
22. 1986-04-14
    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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,062
• − Mortgage interest: −$4,196
• − Property taxes: −$1,221
• − Insurance: −$374
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,179
• Taxable income: $4,682
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,467/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

+90.2% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $104,900 MARIS as Distributed by MLS Grid
• 2022-03-28 Sold (Public Records) $315,000 Public Records
• 2021-08-13 Sold (Public Records) $57,308 Public Records
• 2013-12-04 Sold (Public Records) $37,000 Public Records
• 2013-12-02 Sold (Public Records) $37,000 Public Records
• 2006-02-16 Sold (Public Records) $42,000 Public Records
• 1986-04-14 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2022): $1,221 · +3.3% YoY. Source: county tax records.