11043 Landseer Dr · Ferguson, MO 63136

$119,000

3 bd · 1.5 ba · 1,093 sqft · SingleFamily public records · 108 Days on market

Built 1962 7,501 sqft lot $109/sqft · 23% below area Est $155k · 23% under ↓ 5% since listing

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Section 8 investment with secured income in place. This property is currently rented at $1,105 per month, the resident pays all utilities and the lease is in place through 10/31/2026. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1962

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$154,744) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (18.5% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $97k (18.5% below list) — sets the bar for cash-flow.

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-, schools F, crime F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 43% 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 ($823 loan paydown + $5k appreciation (3.8% local appreciation)).
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,019 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $154,744
• List price: $119,000
• Delta: -23.10%
• 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
11100 Landseer Dr	0.13mi	3/2.0	1,116 (+2%)	6mo	$187,000	$168	84
2628 Hadden Dr	0.20mi	3/1.5	1,052 (-4%)	8mo	$189,900	$181	78
2505 Netherton Dr	0.24mi	3/1.5	1,064 (-3%)	12mo	$168,000	$158	74
2515 Linnell Dr	0.39mi	2/2.0 (-1)	1,082 (-1%)	1mo	$109,900	$102	72
11030 Worchester Dr	0.30mi	3/2.0	1,080 (-1%)	13mo	$179,900	$167	71
4895 Lockwig Trl	0.49mi	3/2.0	1,092 (-0%)	10mo	$124,900	$114	67
2633 Hadden Dr	0.24mi	3/3.0	1,164 (+6%)	7mo	$120,000	$103	66
2252 Luxmore Dr	0.33mi	3/1.5	986 (-10%)	6mo	$59,000	$60	64
11129 Old Halls Ferry Rd	0.28mi	3/1.0	1,216 (+11%)	6mo	$75,000	$62	61
2018 Elkins Dr	0.72mi	3/2.0	1,236 (+13%)	8mo	$174,900	$142	36
1749 Foley Dr	0.73mi	3/1.0	936 (-14%)	6mo	$115,000	$123	35
10644 Trask Dr	0.75mi	3/2.0	950 (-13%)	12mo	$125,000	$132	31

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: 7.2%
• Equity multiple: 1.44×
• Total profit: $14,713
• Equity at exit: $58,880

10-year hold

• IRR: 11.0%
• Equity multiple: 2.88×
• Total profit: $62,549
• Equity at exit: $95,160

Cash invested: $33,320 (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: $1,460 high
• Mortgage (P&I): −$624
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-124

Break-even live

Break-even rent $1,618

Max offer price $97,019

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	0.14mi
2257 Luxmore Dr Saint Louis, MO	3.0	3.0	1073	$1,495	$1.39	23d	1	0.28mi
2745 Rottingdean Dr St. Louis, MO	1.0–2.0	1.0	825	$975	$1.18	43d	1	0.37mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.47mi
11470 Latonka Trl Florissant, MO	1.0–2.0	1.0	843	$1,050	$1.25	43d	3	0.75mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	21d	1	0.86mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	7d	1	0.90mi
11635 Hazeloak Dr Black Jack, MO	3.0	2.0	1124	$1,728	$1.54	17d	1	0.91mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	14d	1	0.92mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.93mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	43d	1	1.03mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	21d	1	1.03mi
11321 Amboy Ln Saint Louis, MO	3.0	3.0	1182	$1,756	$1.49	1d	1	1.05mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	14d	1	1.07mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.08mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	23d	1	1.09mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	2d	1	1.09mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	23d	1	1.10mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	4d	1	1.11mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	43d	1	1.14mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	23d	1	1.18mi
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	1.18mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	23d	1	1.30mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	23d	1	1.33mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	43d	1	1.33mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	3d	1	1.37mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	43d	1	1.41mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.42mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	43d	1	1.42mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	7d	1	1.42mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	7d	1	1.43mi
11592 Las Ladera Dr Florissant, MO	3.0	2.0	986	$1,616	$1.64	7d	1	1.44mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	43d	1	1.47mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	43d	1	1.48mi

Listing history 7 events

1. 2026-05-31
   days on market $119,000 Active 108 DOM
2. 2026-04-13
   price $119,000 315-char remark

   Show marketing remark (315 chars)

   Section 8 investment with secured income in place. This property is currently rented at $1,105 per month, the resident pays all utilities and the lease is in place through 10/31/2026. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

3. 2026-02-12
   listed $124,000 Active 315-char remark

   Show marketing remark (315 chars)

   Section 8 investment with secured income in place. This property is currently rented at $1,105 per month, the resident pays all utilities and the lease is in place through 10/31/2026. A dependable addition to any cash-flow-focused portfolio. Buyer to perform due diligence. Additional photos available upon request.

4. 2024-04-05
   soldstatus Closed 635-char remark

   Show marketing remark (635 chars)

   This property is part of a 7-single family home portfolio - 1695 Crowder Dr. Florissant MO 63031; 324 N. Floridale Ave, St. Louis MO 63135; 330 N. Floridale Ave. St. Louis MO 63135, 1917 Hildred Ave. St. Louis MO 63136, 11043 Landseer Dr. St. Louis MO 63136, 836 Marias Dr. St. Louis MO 63137, 3012 Solway Ave. St. Louis MO 63136. Each home has its own list price or list price for the entire bundle is $612,000. No sign in yard. Please do not disturb tenants. No showings permitted prior to accepted contract. Home is being sold As Is; seller to do no repairs or inspections of any kind. Must submit offers on Special Sales Contract.

5. 2024-02-08
   status Pending 635-char remark

   Show marketing remark (635 chars)

   This property is part of a 7-single family home portfolio - 1695 Crowder Dr. Florissant MO 63031; 324 N. Floridale Ave, St. Louis MO 63135; 330 N. Floridale Ave. St. Louis MO 63135, 1917 Hildred Ave. St. Louis MO 63136, 11043 Landseer Dr. St. Louis MO 63136, 836 Marias Dr. St. Louis MO 63137, 3012 Solway Ave. St. Louis MO 63136. Each home has its own list price or list price for the entire bundle is $612,000. No sign in yard. Please do not disturb tenants. No showings permitted prior to accepted contract. Home is being sold As Is; seller to do no repairs or inspections of any kind. Must submit offers on Special Sales Contract.

6. 2023-10-30
   price $120,000 635-char remark

   Show marketing remark (635 chars)

   This property is part of a 7-single family home portfolio - 1695 Crowder Dr. Florissant MO 63031; 324 N. Floridale Ave, St. Louis MO 63135; 330 N. Floridale Ave. St. Louis MO 63135, 1917 Hildred Ave. St. Louis MO 63136, 11043 Landseer Dr. St. Louis MO 63136, 836 Marias Dr. St. Louis MO 63137, 3012 Solway Ave. St. Louis MO 63136. Each home has its own list price or list price for the entire bundle is $612,000. No sign in yard. Please do not disturb tenants. No showings permitted prior to accepted contract. Home is being sold As Is; seller to do no repairs or inspections of any kind. Must submit offers on Special Sales Contract.

7. 2023-08-09
   listed $125,000 Active 635-char remark

   Show marketing remark (635 chars)

   This property is part of a 7-single family home portfolio - 1695 Crowder Dr. Florissant MO 63031; 324 N. Floridale Ave, St. Louis MO 63135; 330 N. Floridale Ave. St. Louis MO 63135, 1917 Hildred Ave. St. Louis MO 63136, 11043 Landseer Dr. St. Louis MO 63136, 836 Marias Dr. St. Louis MO 63137, 3012 Solway Ave. St. Louis MO 63136. Each home has its own list price or list price for the entire bundle is $612,000. No sign in yard. Please do not disturb tenants. No showings permitted prior to accepted contract. Home is being sold As Is; seller to do no repairs or inspections of any kind. Must submit offers on Special Sales Contract.

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 8/10 Severe FEMA zone AE · 79% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,522
• − Mortgage interest: −$6,666
• − Property taxes: −$1,727
• − Insurance: −$6,120
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,462
• Taxable loss: −$3,256
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $-712/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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
• City population: 18,381
• 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

-4.8% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $124,000 MARIS as Distributed by MLS Grid
• 2024-04-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-08 Pending — MARIS as Distributed by MLS Grid
• 2023-10-30 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2023-08-09 Listed $125,000 MARIS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2022): $1,727 · +5.6% YoY. Source: county tax records.