437 S Clark Ave · Ferguson, MO 63135

$90,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.29 ac lot Est $96k · 7% 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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

Key facts

• 0.29 acre lot
• Built 1930
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.8% 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-, 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: Central Elementary (180 students, 98% 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 1930 — 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 $90,000

Questions for the listing agent

1. Built in 1930 — 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: 1.54% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $96,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Lee Ave	0.31mi	2/1.0 (-1)	1,066 (+1%)	2mo	$65,000	$61	78
415 Thomas Ave	0.08mi	2/1.0 (-1)	1,175 (+11%)	1mo	$149,500	$127	72
223 Wiegel Dr	0.13mi	3/1.0	1,200 (+13%)	3mo	$95,000	$79	69
317 Mueller Ave	0.67mi	3/1.0	1,113 (+5%)	2mo	$20,000	$18	59
8408 Hill Ave	0.71mi	3/2.0	1,040 (-2%)	3mo	$95,000	$91	57
5150 Wallingford Dr	0.60mi	3/2.0	1,118 (+6%)	3mo	$154,900	$139	56
115 Lawrence Ave	0.40mi	2/1.5 (-1)	936 (-12%)	0mo	$64,500	$69	55
406 Tiffin Ave	0.40mi	2/1.0 (-1)	944 (-11%)	5mo	$105,000	$111	54
8350 Hill Ave	0.70mi	3/1.0	912 (-14%)	1mo	$94,900	$104	43
7735 Brand Ave	0.73mi	4/2.0 (+1)	998 (-6%)	6mo	$95,000	$95	42
1213 Haley Ave	0.70mi	3/2.5	1,196 (+13%)	5mo	$95,000	$79	36
247 S Hartnett Ave Unit 1/2	0.74mi	2/1.0 (-1)	902 (-15%)	2mo	$75,000	$83	34

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: 21.8%
• Equity multiple: 1.95×
• Total profit: $23,910
• Equity at exit: $13,419

10-year hold

• IRR: 33.0%
• Equity multiple: 4.74×
• Total profit: $94,355
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$472
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $489

Break-even live

Break-even rent $769

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $540	-5% $515	+0% $489	+5% $464	+10% $438
Rent	-10% $379	-5% $434	+0% $489	+5% $544	+10% $599
Rate	-1.0pp $534	-0.5pp $512	base $489	+0.5pp $466	+1.0pp $442

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.10mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.11mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.17mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.17mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.20mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.25mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.25mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.31mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.33mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	5d	1	0.33mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.36mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.37mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	0.40mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.41mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.42mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.47mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.49mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	5d	1	0.52mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.54mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.58mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.60mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.62mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.69mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.73mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.73mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.74mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	3d	1	0.76mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	0.76mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.77mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.78mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.82mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.84mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.85mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	0.86mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.87mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.89mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	0.93mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	0.98mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.98mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	1.02mi

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-03-28
   listed $90,000 Active
3. 2026-03-27
   historical $90,000
4. 2019-05-10
   soldstatus Closed 384-char remark

   Show marketing remark (384 chars)

   Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

5. 2019-04-16
   status Pending 384-char remark

   Show marketing remark (384 chars)

   Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

6. 2019-04-10
   price $21,900 384-char remark

   Show marketing remark (384 chars)

   Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

7. 2019-02-22
   price $24,900 384-char remark

   Show marketing remark (384 chars)

   Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

8. 2019-01-17
   listed $29,900 Active 384-char remark

   Show marketing remark (384 chars)

   Brick bungalow cottage with stucco on exterior, some replacement windows, bonus family room/office. Possible off street parking with modifications. Features include: bonus room on back, built in cabinets in living room, kitchen butler pantry and bedroom has built in dresser! Wood floors and vinyl replacement windows are a plus! Great opportunity! Set your appointment to show today!

9. 1990-01-01
   soldstatus
10. 1986-08-01
    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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,652
• − Mortgage interest: −$5,041
• − Property taxes: −$1,173
• − Insurance: −$450
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,618
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,739/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

+201.0% since first listed

10 events — show timeline

• 2026-04-09 Pending — MARIS as Distributed by MLS Grid
• 2026-03-28 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2019-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-16 Pending — MARIS as Distributed by MLS Grid
• 2019-04-10 Price Changed $21,900 MARIS as Distributed by MLS Grid
• 2019-02-22 Price Changed $24,900 MARIS as Distributed by MLS Grid
• 2019-01-17 Listed $29,900 MARIS as Distributed by MLS Grid
• 1990-01-01 Sold (Public Records) — Public Records
• 1986-08-01 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2022): $1,173 · +3.3% YoY. Source: county tax records.