346 Mueller Ave · Ferguson, MO 63135

$59,900

1 bd · 1.0 ba · 700 sqft · SingleFamily public records · 22 Days on market

Built 1949 6,499 sqft lot Est $62k · at est.

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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 +8.7/15.0
• 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 MLS

This property is a prime rehab candidate, offering excellent potential for investors looking to add to their portfolio. This home is being sold as-is and needs renovation; the seller will not provide warranties, inspections, or repairs. Don't miss this opportunity to maximize your investment potential and make this property truly your own!

Key facts

• 6,499 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity connected (Three phase); Natural gas connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air (Natural Gas); Central air
• Interior features: Central air; Forced air heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Mccluer High (math 0% / reading 17%, grade F, #511 of 521 statewide, top 98%, 1,181 students, 100% FRL) — zoned schools average 100% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $60k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.60% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.02%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $61,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Mueller Ave	0.00mi	1/1.0	700 (0%)	19mo	$39,900	$57	84
302 Plaza Ave	0.12mi	2/1.0 (+1)	704 (+1%)	11mo	$85,000	$121	80
462 S Dade Ave	0.23mi	2/1.0 (+1)	720 (+3%)	5mo	$60,750	$84	75
313 S Dade Ave	0.12mi	2/1.0 (+1)	768 (+10%)	5mo	$67,500	$88	69
811 Marvin Ave	0.47mi	2/1.0 (+1)	720 (+3%)	7mo	$99,999	$139	62
901 Arline Ave	0.56mi	1/1.0	744 (+6%)	8mo	$50,000	$67	57
405 Estelle Ave	0.44mi	2/1.0 (+1)	775 (+11%)	1mo	$79,900	$103	56
350 S Harvey Ave	0.27mi	2/1.0 (+1)	608 (-13%)	14mo	$40,000	$66	48
122 N Dade Ave	0.72mi	2/1.0 (+1)	725 (+4%)	17mo	$70,000	$97	41
137 Wiegel Dr	0.71mi	2/1.0 (+1)	768 (+10%)	11mo	$34,900	$45	36
6014 Eaton Dr	0.70mi	2/1.0 (+1)	792 (+13%)	9mo	$65,000	$82	33
6000 Cascade Dr	0.73mi	2/1.0 (+1)	792 (+13%)	18mo	$99,900	$126	24

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: 25.1%
• Equity multiple: 2.10×
• Total profit: $18,509
• Equity at exit: $8,931

10-year hold

• IRR: 35.8%
• Equity multiple: 5.11×
• Total profit: $68,932
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.2×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$314
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $364

Break-even live

Break-even rent $495

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $398	-5% $381	+0% $364	+5% $347	+10% $330
Rent	-10% $288	-5% $326	+0% $364	+5% $401	+10% $439
Rate	-1.0pp $394	-0.5pp $379	base $364	+0.5pp $348	+1.0pp $332

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: $14,975
• Closing costs: $1,797
• 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	24d	1	0.04mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	44d	1	0.25mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	44d	1	0.49mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	24d	1	0.57mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$800	$1.12	24d	1	0.95mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	1.27mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	1.28mi
9316 Koenig Cir Berkeley, MO	2.0	1.0	720	$1,150	$1.60	5d	5	1.30mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	44d	1	1.31mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $59,900 Active 22 DOM
2. 2026-06-19
   price $59,900 Active 19 DOM
3. 2026-06-18
   days on market $65,000 Active 19 DOM
4. 2026-06-17
   days on market $65,000 Active 18 DOM
5. 2026-06-16
   days on market $65,000 Active 17 DOM
6. 2026-06-15
   days on market $65,000 Active 16 DOM
7. 2026-06-13
   days on market $65,000 Active 14 DOM
8. 2026-06-13
   days on market $65,000 Active 13 DOM
9. 2026-06-09
   days on market $65,000 Active 10 DOM
10. 2026-06-08
    days on market $65,000 Active 9 DOM
11. 2026-06-07
    days on market $65,000 Active 8 DOM
12. 2026-06-05
    days on market $65,000 Active 5 DOM
13. 2026-06-03
    days on market $65,000 Active 4 DOM
14. 2026-06-02
    days on market $65,000 Active 3 DOM
15. 2026-06-01
    days on market $65,000 Active 2 DOM
16. 2026-05-31
    status $65,000 Active 1 DOM

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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: $11,466
• − Mortgage interest: −$3,355
• − Property taxes: −$625
• − Insurance: −$300
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,743
• Taxable income: $3,610
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $3,498/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: 17,813
• 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

18 events — show timeline

• 2026-05-29 Coming Soon $65,000 MARIS as Distributed by MLS Grid
• 2024-12-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-17 Pending — MARIS as Distributed by MLS Grid
• 2024-10-25 Listed $39,900 MARIS as Distributed by MLS Grid
• 2016-06-20 Sold (Public Records) $14,000 Public Records
• 2016-06-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-27 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2016-05-04 Contingent — MARIS as Distributed by MLS Grid
• 2016-04-05 Price Changed $16,000 MARIS as Distributed by MLS Grid
• 2016-03-08 Listed $20,000 MARIS as Distributed by MLS Grid
• 2013-12-13 Sold (Public Records) $5,500 Public Records
• 2013-12-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-14 Listed $6,500 MARIS as Distributed by MLS Grid
• 2002-12-02 Sold (Public Records) $6,500 Public Records
• 2001-04-19 Sold (Public Records) $9,100 Public Records
• 1998-02-01 Sold (Public Records) — Public Records
• 1998-02-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2022): $625 · +3.2% YoY. Source: county tax records.