106 Henquin Dr · Ferguson, MO 63135

$98,500

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 59 Days on market

Built 1948 10,193 sqft lot $79/sqft · 18% above area Est $84k · 18% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Landlord Special!! Welcome to this cash flowing single family home! 106 Henquin is a well maintained 3-bedroom 1 bathroom home currently bringing in $1,165/ month to a market rate long term tenant. With this turnkey investment you can start earning income as soon as the home closes. Property is to be sold as is and showings are not permitted until there is an accepted contract. Please do not disturb the tenant.

Key facts

• 0.23 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 9.2% in Ferguson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $62k; list at $98k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1948 — 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: 1.39% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $83,801
• List price: $98,500
• Delta: 17.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8150 Rector Dr	0.34mi	2/2.0 (-1)	1,188 (-5%)	2mo	$50,000	$42	66
233 S Marguerite Ave	0.52mi	3/2.0	1,282 (+3%)	3mo	$144,900	$113	65
45 Beacon Ave	0.37mi	4/1.5 (+1)	1,344 (+8%)	3mo	$44,900	$33	61
28 N Harvey Ave	0.35mi	4/2.0 (+1)	1,333 (+7%)	5mo	$89,900	$67	60
8219 Davenport Dr	0.49mi	3/1.0	1,116 (-11%)	1mo	$115,000	$103	59
825 Walters Dr	0.23mi	4/2.5 (+1)	1,380 (+11%)	2mo	$160,000	$116	59
318 N Dade Ave	0.28mi	3/1.5	1,073 (-14%)	4mo	$145,000	$135	58
232 Wesley Ave	0.65mi	2/1.0 (-1)	1,266 (+1%)	6mo	$158,787	$125	58
317 Mueller Ave	0.64mi	3/1.0	1,113 (-11%)	2mo	$20,000	$18	51
6219 Tyndall Dr	0.59mi	2/1.5 (-1)	1,128 (-10%)	2mo	$94,900	$84	48
127 Thoroughman Ave	0.73mi	4/2.0 (+1)	1,132 (-9%)	2mo	$219,999	$194	39
222 Wooster Dr	0.71mi	2/1.0 (-1)	1,388 (+11%)	7mo	$115,000	$83	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: 17.4%
• Equity multiple: 1.75×
• Total profit: $20,549
• Equity at exit: $14,687

10-year hold

• IRR: 29.1%
• Equity multiple: 4.21×
• Total profit: $88,537
• Equity at exit: $8,516

Cash invested: $27,580 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$517
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $460

Break-even live

Break-even rent $790

Max offer price $98,500

Occupancy floor 62%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	43d	1	0.06mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	0.10mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	0.12mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	17d	1	0.16mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	0.24mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	0.34mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	7d	1	0.37mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	23d	1	0.44mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	7d	1	0.48mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	0.48mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	4d	1	0.61mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	23d	1	0.63mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	0.63mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	0.75mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	0.75mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	43d	1	0.75mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	0.76mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	16d	1	0.77mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	4d	1	0.77mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	43d	1	0.77mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.78mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	23d	1	0.78mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	7d	1	0.80mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	43d	1	0.83mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.86mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	23d	1	0.87mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	43d	1	0.88mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	43d	1	0.94mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	43d	1	0.94mi
6452 Evergreen Blvd Saint Louis, MO	3.0	2.0	1288	$1,500	$1.16	23d	1	0.95mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.99mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	11d	1	1.01mi
8439 Alder Ave Saint Louis, MO	3.0	1.5	1176	$1,425	$1.21	23d	1	1.02mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	1.03mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	43d	1	1.03mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	43d	1	1.05mi
8418 Bayberry Dr Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	21d	1	1.06mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	43d	1	1.08mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	23d	1	1.10mi
8437 January Ave Saint Louis, MO	3.0	2.0	1288	$1,350	$1.05	43d	1	1.10mi

Listing history 28 events

1. 2026-06-18
   status $98,500 Pending 59 DOM
2. 2026-06-18
   days on market $98,500 Active 59 DOM
3. 2026-06-17
   days on market $98,500 Active 58 DOM
4. 2026-06-16
   days on market $98,500 Active 57 DOM
5. 2026-06-15
   days on market $98,500 Active 56 DOM
6. 2026-06-13
   days on market $98,500 Active 54 DOM
7. 2026-06-13
   days on market $98,500 Active 53 DOM
8. 2026-06-09
   days on market $98,500 Active 50 DOM
9. 2026-06-08
   days on market $98,500 Active 49 DOM
10. 2026-06-07
    days on market $98,500 Active 48 DOM
11. 2026-06-05
    days on market $98,500 Active 45 DOM
12. 2026-06-03
    days on market $98,500 Active 44 DOM
13. 2026-06-02
    days on market $98,500 Active 43 DOM
14. 2026-06-01
    days on market $98,500 Active 42 DOM
15. 2026-05-31
    days on market $98,500 Active 41 DOM
16. 2026-04-20
    listed $100,000 Active 415-char remark

    Show marketing remark (415 chars)

    Landlord Special!! Welcome to this cash flowing single family home! 106 Henquin is a well maintained 3-bedroom 1 bathroom home currently bringing in $1,165/ month to a market rate long term tenant. With this turnkey investment you can start earning income as soon as the home closes. Property is to be sold as is and showings are not permitted until there is an accepted contract. Please do not disturb the tenant.

17. 2026-04-17
    historical $100,000 415-char remark

    Show marketing remark (415 chars)

    Landlord Special!! Welcome to this cash flowing single family home! 106 Henquin is a well maintained 3-bedroom 1 bathroom home currently bringing in $1,165/ month to a market rate long term tenant. With this turnkey investment you can start earning income as soon as the home closes. Property is to be sold as is and showings are not permitted until there is an accepted contract. Please do not disturb the tenant.

18. 2021-08-13
    soldstatus $62,000
19. 2021-08-11
    soldstatus $56,000
20. 2021-07-23
    soldstatus Closed 134-char remark

    Show marketing remark (134 chars)

    Looking for a home to add to your portfolio? This 3 bed 1 bath home is currently tenant occupied, ready and waiting for a new owner!

21. 2021-06-30
    historical Active Under Contract 134-char remark

    Show marketing remark (134 chars)

    Looking for a home to add to your portfolio? This 3 bed 1 bath home is currently tenant occupied, ready and waiting for a new owner!

22. 2021-06-25
    price $69,900 134-char remark

    Show marketing remark (134 chars)

    Looking for a home to add to your portfolio? This 3 bed 1 bath home is currently tenant occupied, ready and waiting for a new owner!

23. 2021-06-25
    listed $55,000 Active 134-char remark

    Show marketing remark (134 chars)

    Looking for a home to add to your portfolio? This 3 bed 1 bath home is currently tenant occupied, ready and waiting for a new owner!

24. 2016-12-27
    soldstatus $15,250
25. 2016-12-23
    soldstatus $12,500
26. 2016-12-16
    soldstatus Closed
27. 2016-12-03
    status Pending
28. 2016-12-02
    listed $14,000 Active

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$153/yr (+$13/mo · 19.0%)

ⓘ 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 · 21 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: $16,467
• − Mortgage interest: −$5,518
• − Property taxes: −$803
• − Insurance: −$492
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,865
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,518/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

+614.3% since first listed

13 events — show timeline

• 2026-04-20 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2021-08-13 Sold (Public Records) $62,000 Public Records
• 2021-08-11 Sold (Public Records) $56,000 Public Records
• 2021-07-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-30 Contingent — MARIS as Distributed by MLS Grid
• 2021-06-25 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2021-06-25 Listed $55,000 MARIS as Distributed by MLS Grid
• 2016-12-27 Sold (Public Records) $15,250 Public Records
• 2016-12-23 Sold (Public Records) $12,500 Public Records
• 2016-12-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-12-03 Pending — MARIS as Distributed by MLS Grid
• 2016-12-02 Listed $14,000 MARIS as Distributed by MLS Grid

Property tax history

-6.5%/yr

Latest (2022): $803 · +3.3% YoY. Source: county tax records.