321 Henquin Dr · Ferguson, MO 63135

$74,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 36 Days on market

Built 1939 5,884 sqft lot $92/sqft · 6% above area Est $71k · 6% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.9/15.0
• 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

Welcome home to this charming 2-bedroom, 1-bathroom bungalow in the heart of Ferguson! Boasting a classic 1939 architectural style, this 816 sq. ft. residence offers a perfect blend of historic character and functional living. Step inside to find a light-filled living area and a versatile layout designed for comfort. The full, clean basement provides ample storage or the opportunity for future finishing. The exterior features a low-maintenance brick and siding facade, complemented by a level, fully fenced backyard—ideal for outdoor entertaining or pets. Recent upgrades include architectural shingles and energy-efficient thermal windows. Situated on a quiet, city-maintained street, you

Key facts

• Recent upgrades
• Easy highway access
• Full clean basement

Tags

• FULL CLEAN BASEMENT
• LOW MAINTENANCE BRICK
• FULLY FENCED BACKYARD
• RECENT UPGRADES
• QUIET CITY MAINTAINED STREET
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated; Tax year 2025 (annual tax amount available in records)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single family residence; One story; House; Above-grade finished living area: 816 (public records)
• Construction: Brick construction; Composition roof; Slab foundation; Built (year source: public records)
• Exterior features: Deck; Level lot; Paved road

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air; Ceiling fan(s)
• Interior features: Partially finished basement; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 8.9% 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: Johnson Wabash 6Th Grade Ctr (math 2% / reading 8%, grade F, #387 of 391 statewide, top 99%, 323 students, 99% FRL); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $75k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1939 — 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: 1.63% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,848
• List price: $74,900
• Delta: 5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Henquin Dr	0.11mi	2/1.0	816 (0%)	1mo	$115,000	$141	94
308 Henquin Dr	0.04mi	2/1.0	861 (+6%)	1mo	$80,000	$93	88
826 Walters Dr	0.10mi	2/1.0	925 (+13%)	2mo	$60,000	$65	71
8234 Airport Rd	0.47mi	2/1.0	792 (-3%)	4mo	$75,000	$95	70
6717 Thurston Ave	0.61mi	2/1.0	840 (+3%)	2mo	$60,000	$71	65
213 Henquin Dr	0.13mi	1/1.0 (-1)	696 (-15%)	4mo	$34,900	$50	61
6330 Washington Ave	0.66mi	3/1.0 (+1)	864 (+6%)	1mo	$50,000	$58	54
221 S Harvey Ave	0.74mi	2/1.0	864 (+6%)	3mo	$135,000	$156	54
6640 Torlina Dr	0.57mi	2/1.0	720 (-12%)	2mo	$89,500	$124	52
619 Carson Rd	0.51mi	1/1.0 (-1)	901 (+10%)	5mo	$75,000	$83	50
6300 Evergreen Blvd	0.74mi	3/1.0 (+1)	864 (+6%)	2mo	$99,000	$115	49
115 Lawrence Ave	0.75mi	2/1.5	936 (+15%)	0mo	$64,500	$69	38

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: 27.5%
• Equity multiple: 2.22×
• Total profit: $25,512
• Equity at exit: $11,168

10-year hold

• IRR: 37.8%
• Equity multiple: 5.37×
• Total profit: $91,700
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$393
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $490

Break-even live

Break-even rent $599

Max offer price $74,900

Occupancy floor 55%

Sensitivity live

Price	-10% $533	-5% $511	+0% $490	+5% $469	+10% $448
Rent	-10% $394	-5% $442	+0% $490	+5% $538	+10% $586
Rate	-1.0pp $528	-0.5pp $509	base $490	+0.5pp $471	+1.0pp $451

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	20d	1	0.12mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.12mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.18mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.24mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.27mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.33mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.38mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.41mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.47mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.47mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.48mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	46d	1	0.48mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.54mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.58mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	6d	1	0.65mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	46d	1	0.65mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	18d	1	0.66mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.76mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	46d	1	0.78mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	9d	1	0.83mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	0d	1	0.84mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	0.84mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	9d	1	0.93mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	0d	1	0.93mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.94mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	22d	1	0.96mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	46d	1	0.99mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	14d	1	1.00mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	46d	1	1.01mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	46d	1	1.02mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	1.03mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	1.06mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	1.07mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	1.07mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	22d	1	1.13mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	25d	1	1.14mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	1.15mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	46d	1	1.15mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	46d	1	1.16mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	46d	1	1.18mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $74,900 Pending 36 DOM
2. 2026-06-09
   days on market $74,900 Active 34 DOM
3. 2026-06-08
   days on market $74,900 Active 33 DOM
4. 2026-06-07
   days on market $74,900 Active 32 DOM
5. 2026-06-05
   days on market $74,900 Active 29 DOM
6. 2026-06-03
   days on market $74,900 Active 28 DOM
7. 2026-06-02
   days on market $74,900 Active 27 DOM
8. 2026-06-01
   days on market $74,900 Active 26 DOM
9. 2026-05-31
   days on market $74,900 Active 25 DOM
10. 2026-05-06
    listed $74,900 Active 1033-char remark
11. 2020-03-04
    soldstatus $18,188
12. 2016-02-22
    soldstatus $1,050,000
13. 2008-01-22
    soldstatus $35,000

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$138/yr (+$11/mo · 23.4%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,631
• − Mortgage interest: −$4,196
• − Property taxes: −$589
• − Insurance: −$374
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,179
• Taxable income: $4,952
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,693/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

+114.0% since first listed

5 events — show timeline

• 2026-06-11 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $74,900 MARIS as Distributed by MLS Grid
• 2020-03-04 Sold (Public Records) $18,188 Public Records
• 2016-02-22 Sold (Public Records) $1,050,000 Public Records
• 2008-01-22 Sold (Public Records) $35,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $589 · +3.2% YoY. Source: county tax records.