35 Robert Ave · Ferguson, MO 63135

$44,900

2 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 136 Days on market

Built 1952 9,761 sqft lot $36/sqft · 70% below area ↓ 2% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

Key facts

• 9,761 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 9.2% 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-, 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); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 30% 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 $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $25k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $45k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.92% ✓
• Cap rate: 23.84%
• Cash-on-cash: 62.68%
• DSCR: 3.79
• GRM: 2.9

CMA / ARV

• ARV (median comp): $148,631
• List price: $44,900
• Delta: -69.79%
• 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
716 Nancy Pl	0.19mi	3/1.5 (+1)	1,334 (+8%)	4mo	$149,000	$112	68
315 Royal Ave	0.38mi	3/1.0 (+1)	1,176 (-5%)	3mo	$95,000	$81	66
406 Teston Dr	0.48mi	3/1.0 (+1)	1,320 (+7%)	4mo	$89,900	$68	58
232 Wesley Ave	0.74mi	2/1.0	1,266 (+2%)	6mo	$158,787	$125	57
8 Drummond Dr	0.56mi	3/1.0 (+1)	1,131 (-9%)	4mo	$134,900	$119	52
847 N Florissant Rd	0.37mi	3/1.0 (+1)	1,422 (+15%)	3mo	$155,000	$109	51
509 Royal Ave	0.47mi	3/1.5 (+1)	1,375 (+11%)	3mo	$110,000	$80	50
536 Ames Pl	0.69mi	3/1.5 (+1)	1,304 (+5%)	5mo	$69,900	$54	47
318 N Dade Ave	0.44mi	3/1.5 (+1)	1,073 (-13%)	4mo	$145,000	$135	47
18 White Dr	0.73mi	3/1.0 (+1)	1,340 (+8%)	2mo	$165,000	$123	45
211 Frost Ave	0.54mi	3/1.0 (+1)	1,066 (-14%)	2mo	$84,900	$80	45
7 Bromley Dr	0.52mi	3/2.0 (+1)	1,060 (-14%)	2mo	$192,500	$182	41

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: 67.7%
• Equity multiple: 4.30×
• Total profit: $41,541
• Equity at exit: $6,695

10-year hold

• IRR: 73.5%
• Equity multiple: 10.69×
• Total profit: $121,819
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$235
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $657

Break-even live

Break-even rent $480

Max offer price $44,900

Occupancy floor 45%

Sensitivity live

Price	-10% $682	-5% $669	+0% $657	+5% $644	+10% $631
Rent	-10% $553	-5% $605	+0% $657	+5% $708	+10% $760
Rate	-1.0pp $679	-0.5pp $668	base $657	+0.5pp $645	+1.0pp $633

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.49mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.55mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	5d	1	0.55mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	0.62mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	0.64mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.65mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.68mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.73mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.73mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.73mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.77mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.77mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.78mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	0.79mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.80mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.82mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.83mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.84mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.85mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.85mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	44d	1	0.93mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.97mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.00mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	1.01mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	1.01mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.01mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	44d	1	1.02mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	1.02mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.04mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	1.04mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	1.06mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	1.08mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.09mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	1.10mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	1.11mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	1.14mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	1.14mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	1.15mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	1.16mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	1.17mi

Listing history 26 events

1. 2026-06-21
   days on market $44,900 Active 136 DOM
2. 2026-06-18
   days on market $44,900 Active 133 DOM
3. 2026-06-17
   days on market $44,900 Active 132 DOM
4. 2026-06-16
   days on market $44,900 Active 131 DOM
5. 2026-06-15
   days on market $44,900 Active 130 DOM
6. 2026-06-13
   days on market $44,900 Active 128 DOM
7. 2026-06-13
   days on market $44,900 Active 127 DOM
8. 2026-06-09
   days on market $44,900 Active 124 DOM
9. 2026-06-08
   days on market $44,900 Active 123 DOM
10. 2026-06-07
    days on market $44,900 Active 122 DOM
11. 2026-06-05
    days on market $44,900 Active 119 DOM
12. 2026-06-03
    days on market $44,900 Active 118 DOM
13. 2026-06-02
    days on market $44,900 Active 117 DOM
14. 2026-06-01
    days on market $44,900 Active 116 DOM
15. 2026-05-31
    days on market $44,900 Active 115 DOM
16. 2026-04-24
    price $44,900 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

17. 2026-04-03
    price $49,900 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

18. 2026-03-06
    price $54,900 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

19. 2026-02-27
    price $64,900 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

20. 2026-02-05
    listed $69,900 Active 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bathroom home for sale. This home could use some TLC and is on a great lot with mature trees. Sold AS IS

21. 2019-12-05
    soldstatus $25,257
22. 2013-01-14
    soldstatus 209-char remark

    Show marketing remark (209 chars)

    Wow! Great price reduction on this Inverstors dream, large spralling ranch on beautiful corner lot with oversized garage. Needs your TLC but great for investment or rental. Property to be sold as is where is.

23. 2012-11-09
    listed $17,600 209-char remark

    Show marketing remark (209 chars)

    Wow! Great price reduction on this Inverstors dream, large spralling ranch on beautiful corner lot with oversized garage. Needs your TLC but great for investment or rental. Property to be sold as is where is.

24. 1998-05-14
    soldstatus $53,000
25. 1991-06-21
    soldstatus
26. 1991-04-16
    soldstatus $45,750

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,733
• − Mortgage interest: −$2,515
• − Property taxes: −$1,499
• − Insurance: −$224
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,306
• Taxable income: $7,671
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $6,039/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

-1.9% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2026-02-27 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2026-02-05 Listed $69,900 MARIS as Distributed by MLS Grid
• 2019-12-05 Sold (Public Records) $25,257 Public Records
• 2013-01-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-11-09 Listed $17,600 MARIS as Distributed by MLS Grid
• 1998-05-14 Sold (Public Records) $53,000 Public Records
• 1991-06-21 Sold (Public Records) — Public Records
• 1991-04-16 Sold (Public Records) $45,750 Public Records

Property tax history

+10.0%/yr

Latest (2022): $1,499 · +3.3% YoY. Source: county tax records.