7497 Rowles Ave · Ferguson, MO 63135

$29,900

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 34 Days on market

Built 1951 9,051 sqft lot $30/sqft · 60% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Looking for your next project? This 3-bedroom, 1-bath home offers 986 sqft and plenty of opportunity for the right buyer. In need of extensive updates and likely a full rehab, this property is ideal for investors ready to bring it back to life. Features include a 1-car driveway and detached garage. Endless potential awaits! Bring a flashlight as utilities are not on.

Key facts

• 9,051 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Living area reported as 986 (source: public records); Lot size approximately 0.2078 acres
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 1-car garage
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service by Ameren; Sewer available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front yard; Back yard

Interior

• Kitchen: No specific appliance details provided
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Partial basement
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.1% 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: Berkeley Elementary School (math 4% / reading 13%, grade F, #1,050 of 1,115 statewide, top 94%, 346 students, 99% 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); 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); 52% 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 31% 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.52% ✓
• Cap rate: 39.08%
• Cash-on-cash: 117.10%
• DSCR: 6.21
• GRM: 1.8

CMA / ARV

• ARV (median comp): $75,427
• List price: $29,900
• Delta: -60.36%
• 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
296 Meadowcrest Dr	0.38mi	3/1.0	960 (-3%)	2mo	$109,900	$114	76
6016 Dupree Ave	0.28mi	2/1.0 (-1)	1,020 (+3%)	3mo	$34,900	$34	74
277 Dashwood Dr	0.45mi	3/1.0	960 (-3%)	2mo	$74,900	$78	73
299 Dashwood Dr	0.39mi	3/2.0	960 (-3%)	4mo	$114,000	$119	70
227 Meadowcrest Dr	0.54mi	3/1.0	960 (-3%)	3mo	$129,900	$135	68
1006 Highmont Dr	0.62mi	3/1.0	960 (-3%)	4mo	$109,900	$114	63
247 S Hartnett Ave Unit 1/2	0.49mi	2/1.0 (-1)	902 (-8%)	2mo	$75,000	$83	57
35 Lee Ave	0.52mi	2/1.0 (-1)	1,066 (+8%)	2mo	$65,000	$61	56
945 Edgehill Dr	0.58mi	3/1.0	1,110 (+13%)	3mo	$114,900	$104	50
5614 Sanborn Dr	0.62mi	3/1.0	1,120 (+14%)	1mo	$104,999	$94	48
1120 Highmont Dr	0.59mi	3/1.0	1,116 (+13%)	4mo	$58,000	$52	47
941 Highmont Dr	0.65mi	2/1.0 (-1)	840 (-15%)	3mo	$105,900	$126	37

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: —
• Equity multiple: 7.49×
• Total profit: $54,371
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 18.56×
• Total profit: $147,018
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$157
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $817

Break-even live

Break-even rent $316

Max offer price $29,900

Occupancy floor 34%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.04mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.04mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.33mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.41mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.47mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.51mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	0.53mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.54mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.54mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.55mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	0.55mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	0.56mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.57mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.61mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.62mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	0.66mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.67mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.76mi
204 Hawkesbury Dr Saint Louis, MO	2.0	1.0	849	$1,250	$1.47	4d	1	0.77mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.82mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.84mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.84mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.93mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.96mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	1.00mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.06mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	1.08mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	1.10mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.12mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	1.13mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	1.19mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	1.20mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	1.21mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	1.23mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	1.23mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	1.24mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	1.25mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.26mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.26mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $29,900 Active 34 DOM
2. 2026-06-17
   days on market $29,900 Active 33 DOM
3. 2026-06-16
   days on market $29,900 Active 32 DOM
4. 2026-06-15
   days on market $29,900 Active 31 DOM
5. 2026-06-13
   days on market $29,900 Active 29 DOM
6. 2026-06-13
   days on market $29,900 Active 28 DOM
7. 2026-06-09
   days on market $29,900 Active 25 DOM
8. 2026-06-08
   days on market $29,900 Active 24 DOM
9. 2026-06-07
   days on market $29,900 Active 23 DOM
10. 2026-06-05
    days on market $29,900 Active 20 DOM
11. 2026-06-03
    days on market $29,900 Active 19 DOM
12. 2026-06-02
    days on market $29,900 Active 18 DOM
13. 2026-06-01
    days on market $29,900 Active 17 DOM
14. 2026-05-31
    days on market $29,900 Active 16 DOM
15. 2026-05-15
    listed $29,900 Active 369-char remark
16. 2026-03-27
    listed $45,000 Active
17. 2009-05-28
    soldstatus $28,900
18. 2007-05-03
    soldstatus $24,200
19. 2001-10-16
    soldstatus
20. 1988-01-01
    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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/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: $16,205
• − Mortgage interest: −$1,675
• − Property taxes: −$967
• − Insurance: −$150
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$870
• Taxable income: $9,951
• Est. tax owed @ 24.0%: −$2,388
• After-tax cash flow: $7,415/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

+23.6% since first listed

6 events — show timeline

• 2026-05-15 Listed $29,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $45,000 MARIS as Distributed by MLS Grid
• 2009-05-28 Sold (Public Records) $28,900 Public Records
• 2007-05-03 Sold (Public Records) $24,200 Public Records
• 2001-10-16 Sold (Public Records) — Public Records
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2022): $967 · +3.3% YoY. Source: county tax records.