936 Highmont · Ferguson, MO 63135

$124,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1953 7,492 sqft lot Est $87k · 43% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• 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

Warning, you may fall in love at first sight! This adorable 3 bedroom home has been updated from top to bottom and is ready to impress! From the fully remodeled kitchen and bathroom to the warm hardwood floors and sleek luxury vinyl plank, every corner has been given a fresh new glow-up. The living room brings the charm with exposed faux beams, while the dining space off the kitchen makes everyday meals feel just a little more special. Need extra room? The partially finished walk-out basement comes with a bonus sleeping room, making it the perfect hideaway for guests, hobbies, or your next movie-night lounge. Cute, cozy, and packed with personality. .. This one is ready to steal the spotlig

Key facts

• Remodeled bathroom
• Luxury vinyl plank
• Warm hardwood floors

Tags

• FULLY REMODELED KITCHEN
• REMODELED BATHROOM
• WARM HARDWOOD FLOORS
• LUXURY VINYL PLANK
• EXPOSED FAUX BEAMS
• BONUS SLEEPING ROOM

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 125 ft
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built prior to or listed in public records; Basement (full)
• Exterior features: Back yard; Front yard; Chain link fencing

Interior

• Kitchen: Dishwasher; Free-standing gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning (electric)
• Interior features: Dishwasher; Free-standing gas range; Refrigerator; Gas water heater; Hardwood floors; Basement with concrete construction, partially finished areas and a sleeping area, interior entry and walk-out access
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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: Griffith Elementary (math 3% / reading 9%, grade F, #1,069 of 1,115 statewide, top 96%, 282 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); 58% 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 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1953 — 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: 1.12% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Meadowcrest Dr	0.09mi	3/1.0	960 (0%)	3mo	$129,900	$135	93
277 Dashwood Dr	0.21mi	3/1.0	960 (0%)	2mo	$74,900	$78	89
296 Meadowcrest Dr	0.24mi	3/1.0	960 (0%)	2mo	$109,900	$114	87
247 S Hartnett Ave Unit 1/2	0.17mi	2/1.0 (-1)	902 (-6%)	2mo	$75,000	$83	76
125 Forestwood Dr	0.27mi	3/1.0	1,032 (+8%)	3mo	$77,900	$75	72
941 Highmont Dr	0.03mi	2/1.0 (-1)	840 (-12%)	3mo	$105,900	$126	70
914 Highmont Dr	0.05mi	2/1.0 (-1)	816 (-15%)	1mo	$92,400	$113	66
100 Florwood Ct	0.53mi	3/1.0	1,004 (+5%)	3mo	$79,900	$80	65
610 Superior Dr	0.72mi	3/1.0	900 (-6%)	3mo	$139,000	$154	54
324 Gage Dr	0.66mi	2/1.0 (-1)	875 (-9%)	1mo	$68,000	$78	49
35 Lee Ave	0.62mi	2/1.0 (-1)	1,066 (+11%)	2mo	$65,000	$61	46
4 S Dellwood Ave	0.57mi	2/1.0 (-1)	1,086 (+13%)	2mo	$98,900	$91	45

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $7,163
• Equity at exit: $18,623

10-year hold

• IRR: 18.4%
• Equity multiple: 2.88×
• Total profit: $65,674
• Equity at exit: $10,799

Cash invested: $34,972 (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: 162
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$655
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $314

Break-even live

Break-even rent $1,006

Max offer price $124,900

Occupancy floor 73%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.06mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.10mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.16mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.22mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.24mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	0.52mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	0.58mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.59mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	43d	1	0.62mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	0.63mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	43d	1	0.64mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.66mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.69mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	0.69mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.71mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	0.72mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	43d	1	0.75mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	43d	1	0.77mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.81mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.83mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	0.84mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	0.85mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	43d	1	0.88mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.90mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	0.92mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.95mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	0.96mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	0.97mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	1.00mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	43d	1	1.01mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.01mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	43d	1	1.04mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	43d	1	1.11mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	23d	1	1.12mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	1.13mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	23d	1	1.14mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	43d	1	1.16mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	23d	1	1.16mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	1.16mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	1.18mi

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $124,900 Active
3. 2026-04-23
   price $129,900
4. 2026-04-15
   listed $139,900 Active
5. 2026-04-03
   listed $1,495
6. 2026-04-03
   historical $1,495
7. 2026-03-19
   listed $1,495
8. 2016-06-02
   soldstatus $28,000
9. 2016-06-02
   soldstatus $35,000
10. 2012-01-24
    soldstatus $26,000
11. 2012-01-24
    soldstatus $30,000
12. 1991-01-01
    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: $1,053 · $88/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$158/yr (+$13/mo · 15.0%)

ⓘ 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 5/10 Major 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: $16,844
• − Mortgage interest: −$6,996
• − Property taxes: −$1,053
• − Insurance: −$624
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,633
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,327/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

+380.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $124,900 MARIS as Distributed by MLS Grid
• 2026-04-23 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-04-15 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Listed for Rent $1,495 MARIS
• 2026-04-03 Rental Removed $1,495 APPFOLIO
• 2026-03-19 Listed for Rent $1,495 APPFOLIO
• 2016-06-02 Sold (Public Records) $35,000 Public Records
• 2016-06-02 Sold (Public Records) $28,000 Public Records
• 2012-01-24 Sold (Public Records) $30,000 Public Records
• 2012-01-24 Sold (Public Records) $26,000 Public Records
• 1991-01-01 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2022): $1,053 · +3.3% YoY. Source: county tax records.