1113 Haley Ave · Ferguson, MO 63121

$99,900

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 29 Days on market

Built 1955 7,666 sqft lot Est $116k · 14% 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 +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1113 Haley Ave, located in the established 63121 area of St. Louis. This property offers a great opportunity for buyers seeking value, flexibility, and potential in a well-connected residential neighborhood. Conveniently situated near major highways, public transportation routes, schools, and everyday amenities, the location supports easy access to the greater St. Louis metro area. The home features a traditional layout with multiple living spaces that can be customized to fit a variety of needs, whether for personal residence or investment purposes. With existing utility access in the area, including public water, sewer, electricity, and natural gas, the property is positioned f

Key facts

• 7,666 sq ft lot
• Built 1955
• Listed 29 days

Tags

• WELL CONNECTED NEIGHBORHOOD
• MULTIPLE LIVING SPACES
• EXISTING UTILITY ACCESS

Property features AI

Finance

• Other: Living area reported from public records: 1,196; Lot size about 0.176 acre (dimensions 59/100 x 125/103)
• Financial info: Lease not considered

Exterior

• Parking: No off-street parking spaces reported; No carport
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story; House; Entry level: main level
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as recorded in public records
• Exterior features: Level lot; Paved road access; No patio or porch listed; No pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Other heating; Central air (electric)
• Interior features: Living room fireplace; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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.
• 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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 23 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); 45% 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 37% of the median local income ($43k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $100k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $116,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8408 Hawkesbury Dr	0.52mi	3/1.5	1,227 (+3%)	2mo	$149,900	$122	70
5614 Sanborn Dr	0.40mi	3/1.0	1,120 (-6%)	1mo	$104,999	$94	68
5616 Parchester Dr	0.46mi	3/1.0	1,102 (-8%)	1mo	$84,900	$77	62
415 Thomas Ave	0.64mi	2/1.0 (-1)	1,175 (-2%)	1mo	$149,500	$127	59
7832 Dartmoor Dr	0.41mi	4/1.0 (+1)	1,296 (+8%)	3mo	$78,900	$61	58
5533 Donbar Dr	0.57mi	4/1.5 (+1)	1,282 (+7%)	2mo	$180,000	$140	55
8408 Hill Ave	0.54mi	3/2.0	1,040 (-13%)	3mo	$95,000	$91	49
5515 Holborn Dr	0.67mi	3/1.0	1,320 (+10%)	3mo	$115,000	$87	47
35 Lee Ave	0.56mi	2/1.0 (-1)	1,066 (-11%)	2mo	$65,000	$61	47
238 Emerling Dr	0.67mi	3/2.0	1,032 (-14%)	0mo	$99,900	$97	44
242 Emerling Dr	0.68mi	3/1.0	1,037 (-13%)	1mo	$129,900	$125	43
5520 Holborn Dr	0.66mi	2/2.0 (-1)	1,032 (-14%)	3mo	$124,000	$120	37

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.41×
• Total profit: $11,402
• Equity at exit: $14,895

10-year hold

• IRR: 20.9%
• Equity multiple: 2.94×
• Total profit: $54,405
• Equity at exit: $8,638

Cash invested: $27,972 (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 63121

• Rents YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $386

Break-even live

Break-even rent $823

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.22mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.23mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	4d	1	0.23mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	0.32mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.40mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	0.43mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.43mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.44mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.46mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.49mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.50mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.50mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	0.51mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.51mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.52mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.54mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.55mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.57mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.59mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.60mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.61mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	22d	1	0.64mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.65mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.68mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.72mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.79mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.79mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	0.82mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.84mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.87mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	0.88mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.89mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.92mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.98mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.98mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.99mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	1.08mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	1.15mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	1.17mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.21mi

Listing history 24 events

1. 2026-06-19
   price $99,900 Active 29 DOM
2. 2026-06-18
   days on market $104,900 Active 29 DOM
3. 2026-06-17
   days on market $104,900 Active 28 DOM
4. 2026-06-16
   days on market $104,900 Active 27 DOM
5. 2026-06-15
   days on market $104,900 Active 26 DOM
6. 2026-06-13
   days on market $104,900 Active 24 DOM
7. 2026-06-13
   days on market $104,900 Active 23 DOM
8. 2026-06-09
   days on market $104,900 Active 20 DOM
9. 2026-06-08
   days on market $104,900 Active 19 DOM
10. 2026-06-07
    days on market $104,900 Active 18 DOM
11. 2026-06-05
    days on market $104,900 Active 15 DOM
12. 2026-06-03
    days on market $104,900 Active 14 DOM
13. 2026-06-02
    days on market $104,900 Active 13 DOM
14. 2026-06-01
    days on market $104,900 Active 12 DOM
15. 2026-05-31
    days on market $104,900 Active 11 DOM
16. 2026-05-20
    listed $104,900 Active
17. 2019-12-05
    soldstatus $27,744
18. 2013-03-15
    soldstatus $1,083,000
19. 2004-02-11
    soldstatus $42,000
20. 2004-02-11
    soldstatus $50,500
21. 1999-05-10
    soldstatus $28,500
22. 1997-10-30
    soldstatus $60,000
23. 1997-10-30
    soldstatus
24. 1989-01-01
    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: $1,015 · $85/mo
• Projected year-2 tax: $1,015 · $85/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 ≥107°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: $15,745
• − Mortgage interest: −$5,596
• − Property taxes: −$1,015
• − Insurance: −$500
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,906
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,867/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): 25,008
• Household income: $42,701
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1611.0

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 (80%)
• Race & ethnicity: Black 80% White 14% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -177.84%
• Current HPI: 100.4494
• Rent YoY: ▲ 5.21%
• 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

+74.8% since first listed

9 events — show timeline

• 2026-05-20 Listed $104,900 MARIS as Distributed by MLS Grid
• 2019-12-05 Sold (Public Records) $27,744 Public Records
• 2013-03-15 Sold (Public Records) $1,083,000 Public Records
• 2004-02-11 Sold (Public Records) $50,500 Public Records
• 2004-02-11 Sold (Public Records) $42,000 Public Records
• 1999-05-10 Sold (Public Records) $28,500 Public Records
• 1997-10-30 Sold (Public Records) — Public Records
• 1997-10-30 Sold (Public Records) $60,000 Public Records
• 1989-01-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2022): $1,015 · +3.3% YoY. Source: county tax records.