1500 Highmont Dr · Ferguson, MO 63136

$109,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 29 Days on market

Built 1957 9,182 sqft lot Est $99k · 11% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.2/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

This is a Fannie Mae Homepath Property. This charming brick ranch style home features 3 spacious bedrooms, 1.5 baths, living room, dining room, full partial finished basement and 1 car attached garage. This property is located near schools, major thoroughfares and has tons of potential. This is a must see! Be the first to schedule a showing.

Key facts

• Attached garage
• Basement
• Private yard

Tags

• PRIVATE YARD
• ATTACHED GARAGE
• OPEN-PLAN LAYOUT
• BASEMENT

Property features AI

Finance

• Other: Living area reported as 1,092 (per public records)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One-story house; Entry level: main; Brick construction
• Construction: Brick exterior; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Includes appliances (unspecified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Other heating; Central air conditioning (electric)
• Interior features: Partially finished, full basement; No fireplace; Other built-in appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (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.
• 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: Koch Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 303 students, 99% FRL); 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); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 39% 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 $5k of equity ($760 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.22% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $99,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 Fir Dr	0.12mi	3/1.0	1,144 (+5%)	2mo	$45,000	$39	82
9724 Dennis Dr	0.19mi	3/1.0	1,056 (-3%)	1mo	$89,900	$85	82
9863 Eastdell Dr	0.35mi	3/1.0	1,126 (+3%)	1mo	$139,900	$124	76
4 S Dellwood Ave	0.46mi	2/1.0 (-1)	1,086 (-0%)	2mo	$98,900	$91	69
9701 Glen Owen Dr	0.54mi	3/1.5	1,120 (+3%)	3mo	$69,900	$62	68
9866 Dennis Dr	0.40mi	3/1.0	1,032 (-6%)	3mo	$124,900	$121	68
125 Forestwood Dr	0.45mi	3/1.0	1,032 (-6%)	3mo	$77,900	$75	66
1719 Newhall Ct	0.51mi	3/1.0	975 (-11%)	0mo	$120,000	$123	56
9871 Medford Dr	0.47mi	3/1.0	950 (-13%)	2mo	$124,900	$131	53
9739 Balboa Dr	0.74mi	3/1.0	999 (-8%)	1mo	$76,900	$77	48
277 Dashwood Dr	0.61mi	3/1.0	960 (-12%)	2mo	$74,900	$78	48
296 Meadowcrest Dr	0.70mi	3/1.0	960 (-12%)	2mo	$109,900	$114	43

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: 22.1%
• Equity multiple: 2.32×
• Total profit: $40,736
• Equity at exit: $54,377

10-year hold

• IRR: 23.4%
• Equity multiple: 4.76×
• Total profit: $115,571
• Equity at exit: $87,883

Cash invested: $30,772 (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: 372
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$576
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $316

Break-even live

Break-even rent $941

Max offer price $109,900

Occupancy floor 71%

Sensitivity live

Price	-10% $378	-5% $347	+0% $316	+5% $285	+10% $254
Rent	-10% $210	-5% $263	+0% $316	+5% $369	+10% $422
Rate	-1.0pp $371	-0.5pp $344	base $316	+0.5pp $287	+1.0pp $258

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.19mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.25mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.33mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.35mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.36mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.38mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.44mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.48mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.49mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.50mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.51mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.55mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.59mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.68mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.69mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.76mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.76mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	0.78mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	0.79mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.83mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	0.83mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.86mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.91mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.91mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.93mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.94mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.95mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.97mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.98mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	0.99mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.99mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	1.02mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.03mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.06mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.09mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	1.09mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	2d	1	1.09mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.10mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.12mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $109,900 Active 29 DOM
2. 2026-06-17
   days on market $109,900 Active 28 DOM
3. 2026-06-16
   days on market $109,900 Active 27 DOM
4. 2026-06-15
   days on market $109,900 Active 26 DOM
5. 2026-06-13
   days on market $109,900 Active 24 DOM
6. 2026-06-13
   days on market $109,900 Active 23 DOM
7. 2026-06-09
   days on market $109,900 Active 20 DOM
8. 2026-06-08
   days on market $109,900 Active 19 DOM
9. 2026-06-07
   days on market $109,900 Active 18 DOM
10. 2026-06-05
    days on market $109,900 Active 15 DOM
11. 2026-06-03
    days on market $109,900 Active 14 DOM
12. 2026-06-02
    days on market $109,900 Active 13 DOM
13. 2026-06-01
    days on market $109,900 Active 12 DOM
14. 2026-05-31
    days on market $109,900 Active 11 DOM
15. 2026-05-20
    listed $109,900 Active
16. 2021-05-21
    soldstatus $6,455,503
17. 2015-07-09
    soldstatus Closed 343-char remark

    Show marketing remark (343 chars)

    This is a Fannie Mae Homepath Property. This charming brick ranch style home features 3 spacious bedrooms, 1.5 baths, living room, dining room, full partial finished basement and 1 car attached garage. This property is located near schools, major thoroughfares and has tons of potential. This is a must see! Be the first to schedule a showing.

18. 2015-06-26
    historical 343-char remark

    Show marketing remark (343 chars)

    This is a Fannie Mae Homepath Property. This charming brick ranch style home features 3 spacious bedrooms, 1.5 baths, living room, dining room, full partial finished basement and 1 car attached garage. This property is located near schools, major thoroughfares and has tons of potential. This is a must see! Be the first to schedule a showing.

19. 2015-05-22
    listed $32,900 Active 343-char remark

    Show marketing remark (343 chars)

    This is a Fannie Mae Homepath Property. This charming brick ranch style home features 3 spacious bedrooms, 1.5 baths, living room, dining room, full partial finished basement and 1 car attached garage. This property is located near schools, major thoroughfares and has tons of potential. This is a must see! Be the first to schedule a showing.

20. 2003-10-16
    soldstatus
21. 1988-10-01
    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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/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 (shaded) · 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,090
• − Mortgage interest: −$6,156
• − Property taxes: −$1,456
• − Insurance: −$550
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,197
• Taxable income: $2,157
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,272/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

• Census place: Ferguson, MO
• 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

+234.0% since first listed

7 events — show timeline

• 2026-05-20 Listed $109,900 MARIS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $6,455,503 Public Records
• 2015-07-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-26 Delisted — MARIS as Distributed by MLS Grid
• 2015-05-22 Listed $32,900 MARIS as Distributed by MLS Grid
• 2003-10-16 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2022): $1,456 · +2.4% YoY. Source: county tax records.