333 Plaza Ave · Ferguson, MO 63135

$55,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 69 Days on market

Built 1942 6,499 sqft lot $78/sqft · 12% below area Est $63k · 12% 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 +13.1/15.0
• 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

Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

Key facts

• 6,499 sq ft lot
• Built 1942
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+9.0%/yr); 162 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.84% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $62,803
• List price: $55,000
• Delta: -12.42%
• 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
302 Plaza Ave	0.08mi	2/1.0	704 (0%)	11mo	$85,000	$121	87
462 S Dade Ave	0.24mi	2/1.0	720 (+2%)	5mo	$60,750	$84	81
313 S Dade Ave	0.08mi	2/1.0	768 (+9%)	5mo	$67,500	$88	77
811 Marvin Ave	0.46mi	2/1.0	720 (+2%)	7mo	$99,999	$139	69
405 Estelle Ave	0.40mi	2/1.0	775 (+10%)	1mo	$79,900	$103	64
808 Arline Ave	0.54mi	3/2.0 (+1)	720 (+2%)	0mo	$125,000	$174	62
350 S Harvey Ave	0.23mi	2/1.0	608 (-14%)	14mo	$40,000	$66	54
901 Arline Ave	0.54mi	1/1.0 (-1)	744 (+6%)	8mo	$50,000	$67	54
122 N Dade Ave	0.69mi	2/1.0	725 (+3%)	17mo	$70,000	$97	48
137 Wiegel Dr	0.68mi	2/1.0	768 (+9%)	11mo	$34,900	$45	44
230 Georgia Ave	0.42mi	3/1.0 (+1)	800 (+14%)	15mo	$85,000	$106	40
6014 Eaton Dr	0.69mi	2/1.0	792 (+12%)	9mo	$65,000	$82	40

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: 34.6%
• Equity multiple: 2.56×
• Total profit: $24,068
• Equity at exit: $8,201

10-year hold

• IRR: 44.0%
• Equity multiple: 6.25×
• Total profit: $80,893
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$288
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $434

Break-even live

Break-even rent $463

Max offer price $55,000

Occupancy floor 52%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	23d	1	0.04mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	43d	1	0.26mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	43d	1	0.45mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.55mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	0.90mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	1.23mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	1.30mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	1.32mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	1.33mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	4d	5	1.34mi

Listing history 21 events

1. 2026-06-18
   days on market $55,000 Active 69 DOM
2. 2026-06-17
   days on market $55,000 Active 68 DOM
3. 2026-06-16
   days on market $55,000 Active 67 DOM
4. 2026-06-15
   days on market $55,000 Active 66 DOM
5. 2026-06-13
   days on market $55,000 Active 64 DOM
6. 2026-06-13
   days on market $55,000 Active 63 DOM
7. 2026-06-09
   days on market $55,000 Active 60 DOM
8. 2026-06-08
   days on market $55,000 Active 59 DOM
9. 2026-06-07
   days on market $55,000 Active 58 DOM
10. 2026-06-05
    days on market $55,000 Active 55 DOM
11. 2026-06-03
    days on market $55,000 Active 54 DOM
12. 2026-06-02
    days on market $55,000 Active 53 DOM
13. 2026-06-01
    days on market $55,000 Active 52 DOM
14. 2026-05-31
    days on market $55,000 Active 51 DOM
15. 2026-04-10
    listed $55,000 Active 201-char remark

    Show marketing remark (201 chars)

    Investment opportunity being listed for short sale. Property is currently occupied by tenants. DO NOT DISTURB TEANANTS. Property is being sold as-is. Seller to do no repairs or pay for any inspections.

16. 2022-09-12
    soldstatus $68,000
17. 2005-03-28
    soldstatus $29,000
18. 2005-03-28
    soldstatus $39,000
19. 1997-01-17
    soldstatus $38,000
20. 1996-12-05
    soldstatus
21. 1996-12-05
    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: $649 · $54/mo
• Projected year-2 tax: $649 · $54/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 4/10 Moderate 7 d/yr ≥106°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: $12,140
• − Mortgage interest: −$3,081
• − Property taxes: −$649
• − Insurance: −$275
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,600
• Taxable income: $4,593
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,103/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

+44.7% since first listed

7 events — show timeline

• 2026-04-10 Listed $55,000 MARIS as Distributed by MLS Grid
• 2022-09-12 Sold (Public Records) $68,000 Public Records
• 2005-03-28 Sold (Public Records) $39,000 Public Records
• 2005-03-28 Sold (Public Records) $29,000 Public Records
• 1997-01-17 Sold (Public Records) $38,000 Public Records
• 1996-12-05 Sold (Public Records) — Public Records
• 1996-12-05 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2022): $649 · +3.2% YoY. Source: county tax records.