9715 Tullamoor Dr · Ferguson, MO 63136

$80,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 54 Days on market

Built 1958 0.29 ac lot $57/sqft · 41% below area Est $135k · 41% under

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Why this score? — see what drove the A- 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
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Very nice 4 bedroom brick home. HUD Aquired Property. Property Being Sold " AS IS ". All utilities are turned Off. Please use discretion when showing and bring a flashlight.

Key facts

• Level corner lot
• Brick ranch
• Generous lot size

Tags

• BRICK RANCH
• LEVEL CORNER LOT
• PARTIALLY FINISHED SPACE
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Corner lot; Level lot

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1958 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1958 — 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. 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: 1.71% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.23%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $135,479
• List price: $80,000
• Delta: -40.95%
• 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
1831 Longford Dr	0.13mi	4/1.5 (+1)	1,444 (+3%)	0mo	$155,000	$107	83
9803 Balboa Dr	0.08mi	3/2.0	1,323 (-6%)	8mo	$120,000	$91	78
9754 Lorna Ln	0.39mi	3/1.0	1,416 (+1%)	6mo	$60,000	$42	73
9820 Lorna Ln	0.44mi	2/1.0 (-1)	1,338 (-4%)	3mo	$119,900	$90	63
10000 Knollcrest Dr	0.51mi	2/1.0 (-1)	1,365 (-2%)	7mo	$59,900	$44	59
9305 Scottdale Ave	0.54mi	3/2.0	1,280 (-9%)	3mo	$60,000	$47	56
9808 Winkler Dr	0.17mi	2/1.0 (-1)	1,216 (-13%)	9mo	$100,000	$82	56
9706 Newton Dr	0.54mi	3/2.0	1,310 (-6%)	9mo	$208,000	$159	55
9833 Dennis Dr	0.58mi	3/1.0	1,572 (+12%)	4mo	$34,900	$22	47
9724 Venice Dr	0.65mi	3/2.0	1,310 (-6%)	12mo	$120,000	$92	47
9539 Marveline Dr	0.65mi	3/1.5	1,544 (+10%)	7mo	$150,000	$97	46
9773 Vickie Pl	0.48mi	4/1.0 (+1)	1,228 (-12%)	12mo	$136,500	$111	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.99×
• Total profit: $44,659
• Equity at exit: $39,583

10-year hold

• IRR: 34.0%
• Equity multiple: 6.31×
• Total profit: $119,019
• Equity at exit: $63,973

Cash invested: $22,400 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$420
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $452

Break-even live

Break-even rent $792

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $498	-5% $475	+0% $452	+5% $430	+10% $407
Rent	-10% $344	-5% $398	+0% $452	+5% $506	+10% $560
Rate	-1.0pp $493	-0.5pp $473	base $452	+0.5pp $432	+1.0pp $410

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.05mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	24d	1	0.15mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.32mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	0.33mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	0.36mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.37mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	45d	1	0.40mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.45mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	45d	1	0.45mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	0.53mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	45d	1	0.55mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	45d	1	0.60mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	45d	1	0.61mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.61mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	0.61mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.61mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.68mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	0.79mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	25d	1	0.81mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.90mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	0d	1	0.90mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	45d	1	0.90mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	0.96mi
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	25d	1	0.97mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	1.03mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	45d	1	1.04mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	6d	1	1.04mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	1.05mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	1.06mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	19d	1	1.07mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	45d	1	1.13mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	25d	1	1.13mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	1.14mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	45d	1	1.17mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	25d	1	1.17mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	1.18mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	25d	1	1.20mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	45d	1	1.26mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	1.26mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	25d	1	1.28mi

Listing history 24 events

1. 2026-06-17
   days on market $80,000 Active 54 DOM
2. 2026-06-16
   days on market $80,000 Active 53 DOM
3. 2026-06-15
   days on market $80,000 Active 52 DOM
4. 2026-06-13
   days on market $80,000 Active 50 DOM
5. 2026-06-13
   pricedays on market $80,000 Active 49 DOM
6. 2026-06-09
   days on market $100,000 Active 46 DOM
7. 2026-06-08
   days on market $100,000 Active 45 DOM
8. 2026-06-07
   days on market $100,000 Active 44 DOM
9. 2026-06-05
   days on market $100,000 Active 41 DOM
10. 2026-06-03
    days on market $100,000 Active 40 DOM
11. 2026-06-02
    days on market $100,000 Active 39 DOM
12. 2026-06-01
    days on market $100,000 Active 38 DOM
13. 2026-05-31
    days on market $100,000 Active 37 DOM
14. 2026-04-24
    listed $100,000 Active 757-char remark
15. 2014-10-15
    soldstatus 183-char remark

    Show marketing remark (183 chars)

    Very nice 4 bedroom brick home. HUD Aquired Property. Property Being Sold " AS IS ". All utilities are turned Off. Please use discretion when showing and bring a flashlight.

16. 2014-07-24
    listed $25,300 183-char remark

    Show marketing remark (183 chars)

    Very nice 4 bedroom brick home. HUD Aquired Property. Property Being Sold " AS IS ". All utilities are turned Off. Please use discretion when showing and bring a flashlight.

17. 2008-05-06
    soldstatus $117,400
18. 2007-06-18
    soldstatus $90,000
19. 2002-08-26
    soldstatus $84,700
20. 2002-08-26
    soldstatus $84,700
21. 2002-06-24
    soldstatus $41,500
22. 2002-06-24
    soldstatus $47,000
23. 1991-12-31
    soldstatus
24. 1991-05-01
    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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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: $16,371
• − Mortgage interest: −$4,481
• − Property taxes: −$2,071
• − Insurance: −$400
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,327
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,354/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 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

• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+92.8% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $100,000 MARIS as Distributed by MLS Grid
• 2014-10-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-07-24 Listed $25,300 MARIS as Distributed by MLS Grid
• 2008-05-06 Sold (Public Records) $117,400 Public Records
• 2007-06-18 Sold (Public Records) $90,000 Public Records
• 2002-08-26 Sold (Public Records) $84,700 Public Records
• 2002-08-26 Sold (Public Records) $84,700 Public Records
• 2002-06-24 Sold (Public Records) $47,000 Public Records
• 2002-06-24 Sold (Public Records) $41,500 Public Records
• 1991-12-31 Sold (Public Records) — Public Records
• 1991-05-01 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2022): $2,071 · +0.4% YoY. Source: county tax records.