226 S Marguerite Ave · Ferguson, MO 63135

$24,900

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 8 Days on market

Built 1950 0.25 ac lot ↓ 55% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Lots of potential with a large all brick ranch house. 3 bedroom, 1 bath. Nice 2 room addition on back. Large wood deck. Full basement. 1 car attached garage. Being sold "as-is". Needs complete rehab. Owners/Sellers are Licensed Real Estate Brokers.

Key facts

• 0.25 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 50.0% 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-, 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: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 students, 99% 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 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 31% 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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 5.48% ✓
• Cap rate: 49.97%
• Cash-on-cash: 155.98%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $139,894
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 S Marguerite Ave	0.04mi	3/2.0	1,282 (+4%)	3mo	$144,900	$113	86
230 Randolph Ave	0.41mi	2/1.0 (-1)	1,243 (+0%)	4mo	$85,000	$68	72
317 Mueller Ave	0.28mi	3/1.0	1,113 (-10%)	2mo	$20,000	$18	69
8307 Edna Ave	0.54mi	3/1.0	1,259 (+2%)	4mo	$59,900	$48	69
223 Wiegel Dr	0.56mi	3/1.0	1,200 (-3%)	3mo	$95,000	$79	66
415 Thomas Ave	0.43mi	2/1.0 (-1)	1,175 (-5%)	1mo	$149,500	$127	66
8408 Hawkesbury Dr	0.72mi	3/1.5	1,227 (-1%)	2mo	$149,900	$122	62
28 N Harvey Ave	0.32mi	4/2.0 (+1)	1,333 (+8%)	5mo	$89,900	$67	59
45 Beacon Ave	0.37mi	4/1.5 (+1)	1,344 (+9%)	3mo	$44,900	$33	59
5150 Wallingford Dr	0.72mi	3/2.0	1,118 (-10%)	3mo	$154,900	$139	44
318 N Dade Ave	0.67mi	3/1.5	1,073 (-13%)	4mo	$145,000	$135	42
825 Walters Dr	0.67mi	4/2.5 (+1)	1,380 (+12%)	2mo	$160,000	$116	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.74×
• Total profit: $60,918
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 23.99×
• Total profit: $160,284
• Equity at exit: $2,153

Cash invested: $6,972 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $906

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 29%

Sensitivity live

Price	-10% $923	-5% $915	+0% $906	+5% $898	+10% $889
Rent	-10% $798	-5% $852	+0% $906	+5% $960	+10% $1,014
Rate	-1.0pp $919	-0.5pp $913	base $906	+0.5pp $900	+1.0pp $893

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	45d	1	0.17mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.23mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.28mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.31mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.36mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.38mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	25d	1	0.39mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.40mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	45d	1	0.41mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.44mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	0.45mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	0.46mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.58mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	0.58mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	0.58mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	0.59mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.59mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.60mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	45d	1	0.62mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.62mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	0.64mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	0.68mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.69mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.73mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.76mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.76mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.80mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	0.81mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	5d	1	0.83mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.87mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.91mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	5d	1	0.93mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	25d	1	0.93mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	5d	1	1.03mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	1.04mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	1.08mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.10mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	12d	1	1.10mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	1.14mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.14mi

Listing history 9 events

1. 2025-12-11
   status Pending
2. 2025-12-03
   listed $24,900 Active
3. 2025-02-21
   status Pending
4. 2025-01-07
   listed $119,900 Active
5. 2021-06-24
   soldstatus $35,000
6. 2021-06-18
   soldstatus Closed 279-char remark

   Show marketing remark (279 chars)

   Lots of potential with a large all brick ranch house. 3 bedroom, 1 bath. Nice 2 room addition on back. Large wood deck. Full basement. 1 car attached garage. Being sold "as-is". Needs complete rehab. Owners/Sellers are Licensed Real Estate Brokers.

7. 2021-06-08
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Lots of potential with a large all brick ranch house. 3 bedroom, 1 bath. Nice 2 room addition on back. Large wood deck. Full basement. 1 car attached garage. Being sold "as-is". Needs complete rehab. Owners/Sellers are Licensed Real Estate Brokers.

8. 2021-06-03
   listed $39,900 Active 279-char remark

   Show marketing remark (279 chars)

   Lots of potential with a large all brick ranch house. 3 bedroom, 1 bath. Nice 2 room addition on back. Large wood deck. Full basement. 1 car attached garage. Being sold "as-is". Needs complete rehab. Owners/Sellers are Licensed Real Estate Brokers.

9. 1996-10-11
   soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $16,380
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$724
• Taxable income: $11,142
• Est. tax owed @ 24.0%: −$2,674
• After-tax cash flow: $8,201/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: 17,813
• 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

-54.7% since first listed

9 events — show timeline

• 2025-12-11 Pending — MARIS as Distributed by MLS Grid
• 2025-12-03 Listed $24,900 MARIS as Distributed by MLS Grid
• 2025-02-21 Pending — MARIS as Distributed by MLS Grid
• 2025-01-07 Listed $119,900 MARIS as Distributed by MLS Grid
• 2021-06-24 Sold (Public Records) $35,000 Public Records
• 2021-06-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-08 Pending — MARIS as Distributed by MLS Grid
• 2021-06-03 Listed $39,900 MARIS as Distributed by MLS Grid
• 1996-10-11 Sold (Public Records) $55,000 Public Records

Property tax history

+1.1%/yr

Latest (2022): $1,332 · +3.3% YoY. Source: county tax records.