7511 Blanding Dr · Ferguson, MO 63135

$69,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 46 Days on market

Built 1967 0.29 ac lot $77/sqft · 16% below area Est $83k · 16% 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 +14.7/15.0
• 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

Property to sold as-is. Showing upon accepted contract.

Key facts

• Forced air furnace
• Central air
• Slab home

Tags

• CENTRAL AIR
• FORCED AIR FURNACE
• WASHER DRYER HOOK-UPS
• SLAB HOME

Property features AI

Finance

• Other: Property taxes listed for 2025
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service (Single Phase, Ameren); Natural gas connected; Cable available; Phone available
• Home design: Single-family residence; Residential property; One story; Above-grade finished area approximately 912
• Construction: Frame and other construction materials
• Exterior features: Front yard; Back yard; Sloped-down lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: One-level layout; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Bermuda Elementary (143 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 (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 162 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); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.73% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.8

CMA / ARV

• ARV (median comp): $83,194
• List price: $69,900
• Delta: -15.98%
• 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
6016 Dupree Ave	0.10mi	2/1.0	1,020 (+12%)	3mo	$34,900	$34	73
6188 Dupree Ave	0.31mi	3/1.5 (+1)	972 (+7%)	4mo	$75,000	$77	64
7454 Blanding Dr	0.09mi	3/2.0 (+1)	1,008 (+10%)	8mo	$107,900	$107	63
7775 Paddington Dr	0.45mi	3/1.0 (+1)	864 (-5%)	8mo	$84,000	$97	59
5633 Parchester Dr	0.57mi	3/1.0 (+1)	864 (-5%)	7mo	$79,900	$92	53
721 Beardsley Ct	0.58mi	2/1.0	820 (-10%)	4mo	$89,900	$110	53
120 Bernhardt Ave	0.61mi	2/2.0	1,002 (+10%)	1mo	$74,900	$75	50
296 Meadowcrest Dr	0.74mi	3/1.0 (+1)	960 (+5%)	2mo	$109,900	$114	50
299 Dashwood Dr	0.75mi	3/2.0 (+1)	960 (+5%)	4mo	$114,000	$119	44
5547 Holborn Dr	0.60mi	3/1.0 (+1)	1,032 (+13%)	3mo	$69,900	$68	43
5520 Holborn Dr	0.65mi	2/2.0	1,032 (+13%)	3mo	$124,000	$120	41
5514 Winchelsea Dr	0.65mi	3/1.0 (+1)	1,032 (+13%)	8mo	$75,000	$73	36

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: 30.5%
• Equity multiple: 2.36×
• Total profit: $26,629
• Equity at exit: $10,422

10-year hold

• IRR: 40.4%
• Equity multiple: 5.75×
• Total profit: $92,966
• Equity at exit: $6,044

Cash invested: $19,572 (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: 162
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$367
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $495

Break-even live

Break-even rent $584

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	23d	1	0.22mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	43d	1	0.22mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	0.28mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.31mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	23d	1	0.32mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	0.36mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	43d	1	0.39mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	0.40mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	0.69mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.75mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.76mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	0.79mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.82mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.83mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.85mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.92mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.92mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.93mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.94mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	43d	1	0.95mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.98mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.98mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	1.04mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	1.05mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	4d	1	1.05mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.06mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	23d	1	1.06mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.07mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	23d	1	1.07mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	43d	1	1.09mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	1.10mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	1.11mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	43d	1	1.14mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	1.14mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	23d	1	1.14mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	1.14mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	1.17mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	1.23mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	1.25mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $69,900 Active 46 DOM
2. 2026-06-17
   days on market $69,900 Active 45 DOM
3. 2026-06-16
   days on market $69,900 Active 44 DOM
4. 2026-06-15
   days on market $69,900 Active 43 DOM
5. 2026-06-13
   days on market $69,900 Active 41 DOM
6. 2026-06-13
   days on market $69,900 Active 40 DOM
7. 2026-06-09
   days on market $69,900 Active 37 DOM
8. 2026-06-08
   statusdays on market $69,900 Active 36 DOM
9. 2026-06-07
   days on market $69,900 Active Under Contract 35 DOM
10. 2026-06-05
    days on market $69,900 Active Under Contract 32 DOM
11. 2026-06-03
    days on market $69,900 Active Under Contract 31 DOM
12. 2026-06-02
    days on market $69,900 Active Under Contract 30 DOM
13. 2026-06-02
    status $69,900 Active Under Contract 29 DOM
14. 2026-06-01
    days on market $69,900 Active 29 DOM
15. 2026-05-31
    days on market $69,900 Active 28 DOM
16. 2026-05-03
    listed $69,900 Active 431-char remark
17. 2023-07-17
    listed $1,388,000 Active
18. 2012-05-31
    soldstatus

    Show marketing remark (56 chars)

    Property to sold as-is. Showing upon accepted contract.

19. 2012-03-16
    listed $25,500

    Show marketing remark (56 chars)

    Property to sold as-is. Showing upon accepted contract.

20. 2011-11-17
    soldstatus $300,000
21. 2002-08-06
    soldstatus $26,000
22. 1997-03-20
    soldstatus $32,000
23. 1991-04-22
    soldstatus $29,900
24. 1980-12-01
    soldstatus $18,100

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 · 20 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: $14,533
• − Mortgage interest: −$3,915
• − Property taxes: −$788
• − Insurance: −$350
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,033
• Taxable income: $5,121
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,716/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

+286.2% since first listed

11 events — show timeline

• 2026-06-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-01 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-03 Listed $69,900 MARIS as Distributed by MLS Grid
• 2023-07-17 Listed $1,388,000 MARIS as Distributed by MLS Grid
• 2012-05-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-03-16 Listed $25,500 MARIS as Distributed by MLS Grid
• 2011-11-17 Sold (Public Records) $300,000 Public Records
• 2002-08-06 Sold (Public Records) $26,000 Public Records
• 1997-03-20 Sold (Public Records) $32,000 Public Records
• 1991-04-22 Sold (Public Records) $29,900 Public Records
• 1980-12-01 Sold (Public Records) $18,100 Public Records

Property tax history

+6.7%/yr

Latest (2022): $788 · +3.3% YoY. Source: county tax records.