605 Abston Ave · Ferguson, MO 63135

$90,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 28 Days on market

Built 1950 8,276 sqft lot $85/sqft · 9% above area Est $83k · 9% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.8/5.0
• ARV discount +3.5/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

Key facts

• 8,276 sq ft lot
• Built 1950
• Listed 28 days

Property features AI

Finance

• Other: Living area listed as 1,056 above grade with 936 below grade (public records)
• Financial info: Lease not considered

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Phone available; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Front yard; Back yard; Private lot; Near public transit

Interior

• Kitchen: Electric cooktop; Self-cleaning oven / Range; Electric range; Disposal; Refrigerator; Water heater
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Basement with full pour and 8+ ft ceiling; Fireplace (1); Fire alarm

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: Walnut Grove Elem. (342 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 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 32% 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $82,630
• List price: $90,000
• Delta: 8.92%
• 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
6006 Cascade Dr	0.60mi	2/1.0 (-1)	1,044 (-1%)	1mo	$75,000	$72	64
826 Walters Dr	0.20mi	2/1.0 (-1)	925 (-12%)	2mo	$60,000	$65	63
8219 Davenport Dr	0.67mi	3/1.0	1,116 (+6%)	1mo	$115,000	$103	59
127 Thoroughman Ave	0.44mi	4/2.0 (+1)	1,132 (+7%)	2mo	$219,999	$194	56
8139 Blanchard Dr	0.58mi	2/1.0 (-1)	984 (-7%)	4mo	$69,900	$71	53
206 Thoroughman Ave	0.54mi	4/2.5 (+1)	1,112 (+5%)	3mo	$180,000	$162	52
8 Drummond Dr	0.72mi	3/1.0	1,131 (+7%)	4mo	$134,900	$119	52
115 Lawrence Ave	0.48mi	2/1.5 (-1)	936 (-11%)	0mo	$64,500	$69	51
315 Royal Ave	0.65mi	3/1.0	1,176 (+11%)	3mo	$95,000	$81	48
435 N Clay Ave	0.64mi	2/1.5 (-1)	972 (-8%)	3mo	$155,000	$159	47
8150 Rector Dr	0.61mi	2/2.0 (-1)	1,188 (+12%)	2mo	$50,000	$42	40
6625 Thurston Ave	0.74mi	2/1.0 (-1)	939 (-11%)	4mo	$74,900	$80	39

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: 22.9%
• Equity multiple: 2.00×
• Total profit: $25,106
• Equity at exit: $13,419

10-year hold

• IRR: 33.8%
• Equity multiple: 4.84×
• Total profit: $96,650
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$472
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $509

Break-even live

Break-even rent $729

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $560	-5% $535	+0% $509	+5% $484	+10% $458
Rent	-10% $401	-5% $455	+0% $509	+5% $564	+10% $618
Rate	-1.0pp $555	-0.5pp $532	base $509	+0.5pp $486	+1.0pp $462

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: $22,500
• Closing costs: $2,700
• 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	18d	1	0.25mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.26mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.27mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.27mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.32mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.33mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	24d	1	0.47mi
541 Hentschel Pl Saint Louis, MO	2.0	1.0	1305	$1,500	$1.15	5d	1	0.57mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	0.60mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.63mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	0.65mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.68mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.73mi
410 Robert Ave Ferguson, MO	4.0	2.0	1471	$2,000	$1.36	12d	1	0.74mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.75mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	44d	1	0.76mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	0.77mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	24d	1	0.77mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.79mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	0.82mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.84mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	24d	1	0.87mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.88mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.93mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	44d	1	0.93mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	24d	1	0.94mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.95mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.95mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.97mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	0.97mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.98mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.98mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	0.98mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.99mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.02mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	1.03mi
6867 Thurston Ave Saint Louis, MO	3.0	2.0	1243	$1,580	$1.27	44d	1	1.03mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.03mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	1.04mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	1.04mi

Listing history 26 events

1. 2026-06-15
   status $90,000 Pending 28 DOM
2. 2026-06-15
   days on market $90,000 Active 28 DOM
3. 2026-06-13
   days on market $90,000 Active 26 DOM
4. 2026-06-13
   days on market $90,000 Active 25 DOM
5. 2026-06-10
   price $90,000 Active 22 DOM
6. 2026-06-09
   days on market $97,000 Active 22 DOM
7. 2026-06-08
   days on market $97,000 Active 21 DOM
8. 2026-06-07
   days on market $97,000 Active 20 DOM
9. 2026-06-05
   days on market $97,000 Active 17 DOM
10. 2026-06-03
    days on market $97,000 Active 16 DOM
11. 2026-06-02
    days on market $97,000 Active 15 DOM
12. 2026-06-01
    days on market $97,000 Active 14 DOM
13. 2026-05-31
    days on market $97,000 Active 13 DOM
14. 2026-05-12
    listed $97,000 Active 840-char remark
15. 2026-05-12
    historical $97,000 840-char remark
16. 2025-07-24
    soldstatus Closed 431-char remark

    Show marketing remark (431 chars)

    ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

17. 2025-07-16
    status Pending 431-char remark

    Show marketing remark (431 chars)

    ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

18. 2025-07-10
    status Active 431-char remark

    Show marketing remark (431 chars)

    ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

19. 2025-06-19
    status Pending 431-char remark

    Show marketing remark (431 chars)

    ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

20. 2025-06-14
    listed $69,900 Active 431-char remark

    Show marketing remark (431 chars)

    ATTENTION INVESTORS...RANCH STYLE HOME, PERFERCT TO ADD TO YOUR RENTAL PORTFOLIO. Welcome to 205 Abston Ave. Property featurs living room with 'pass through' opening to kitchen as well as access to a bonus room! Home has 3 bedrooms and full bath on the main level. Basement is full with a walk-out. Home has attached 1 car garage (no entry to home) and a small deck overlooking partially fenced back yard. TAKE A LOOK TODAY!

21. 2019-11-19
    soldstatus $411,400
22. 2019-07-09
    soldstatus $184,000
23. 2016-02-22
    soldstatus $1,050,000
24. 2014-06-27
    soldstatus $1,025,000
25. 1998-09-30
    soldstatus
26. 1988-12-01
    soldstatus $42,500

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$71/yr (+$6/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $16,490
• − Mortgage interest: −$5,041
• − Property taxes: −$802
• − Insurance: −$450
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,618
• Taxable income: $4,940
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,926/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

+111.8% since first listed

17 events — show timeline

• 2026-06-15 Pending — MARIS as Distributed by MLS Grid
• 2026-06-09 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-05-26 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-19 Pending — MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $97,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $97,000 MARIS as Distributed by MLS Grid
• 2025-07-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-07-16 Pending — MARIS as Distributed by MLS Grid
• 2025-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-19 Pending — MARIS as Distributed by MLS Grid
• 2025-06-14 Listed $69,900 MARIS as Distributed by MLS Grid
• 2019-11-19 Sold (Public Records) $411,400 Public Records
• 2019-07-09 Sold (Public Records) $184,000 Public Records
• 2016-02-22 Sold (Public Records) $1,050,000 Public Records
• 2014-06-27 Sold (Public Records) $1,025,000 Public Records
• 1998-09-30 Sold (Public Records) — Public Records
• 1988-12-01 Sold (Public Records) $42,500 Public Records

Property tax history

+1.7%/yr

Latest (2022): $802 · +3.3% YoY. Source: county tax records.