833 Margo Ave · Ferguson, MO 63135

$95,000

2 bd · 1.0 ba · 914 sqft · SingleFamily public records · 6 Days on market

Built 1941 6,952 sqft lot Est $76k · 25% 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 +8.1/10.0
• 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

Welcome to 833 Margo Ave. ! This well-maintained brick Ferguson home offers more space than meets the eye. Features include hardwood floors, a spacious living and dining area with a wood burning fireplace, a bright breakfast room overlooking the fenced backyard, and two generously sized bedrooms. The attached garage provides ample storage, while the basement includes a sump pit and additional storage or future living space potential. Conveniently located near Hwy 170 and within walking distance of local schools, this property is a great opportunity for homeowners and investors alike.

Key facts

• Attached garage
• Sump pit
• Fenced backyard

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• FENCED BACKYARD
• ATTACHED GARAGE
• SUMP PIT
• ADDITIONAL STORAGE

Property features AI

Exterior

• Parking: Includes a garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas available
• Home design: Single-family residence; Residential property; Multi/split levels; Entry/main living areas on the main level
• Construction: Brick veneer, concrete, and frame construction
• Exterior features: Back yard and front yard; Landscaped lot with some trees; Wire fencing

Interior

• Kitchen: Kitchen on the main level; Breakfast room on the main level; Dining room on the main level
• Bedrooms: 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom on the main/upper level
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Wood-burning fireplace; Basement with 8+ ft poured concrete

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.2% 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-, 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: Central Elementary (180 students, 98% 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); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $95k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1941 — 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: 1.31% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $75,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Walters Dr	0.19mi	2/1.0	925 (+1%)	2mo	$60,000	$65	88
308 Henquin Dr	0.23mi	2/1.0	861 (-6%)	1mo	$80,000	$93	79
619 Carson Rd	0.26mi	1/1.0 (-1)	901 (-1%)	5mo	$75,000	$83	76
222 Henquin Dr	0.16mi	2/1.0	816 (-11%)	1mo	$115,000	$141	74
115 Lawrence Ave	0.52mi	2/1.5	936 (+2%)	0mo	$64,500	$69	69
8139 Blanchard Dr	0.37mi	2/1.0	984 (+8%)	4mo	$69,900	$71	67
406 Tiffin Ave	0.51mi	2/1.0	944 (+3%)	5mo	$105,000	$111	67
221 S Harvey Ave	0.48mi	2/1.0	864 (-6%)	3mo	$135,000	$156	66
6006 Cascade Dr	0.38mi	2/1.0	1,044 (+14%)	1mo	$75,000	$72	57
53 N Dade Ave	0.09mi	3/3.0 (+1)	1,036 (+13%)	5mo	$40,000	$39	56
8234 Airport Rd	0.53mi	2/1.0	792 (-13%)	4mo	$75,000	$95	50
8235 Davenport Dr	0.58mi	1/1.0 (-1)	792 (-13%)	5mo	$63,000	$80	41

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: 14.0%
• Equity multiple: 1.59×
• Total profit: $15,729
• Equity at exit: $14,165

10-year hold

• IRR: 26.2%
• Equity multiple: 3.83×
• Total profit: $75,150
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $386

Break-even live

Break-even rent $754

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $440	-5% $413	+0% $386	+5% $359	+10% $332
Rent	-10% $288	-5% $337	+0% $386	+5% $435	+10% $484
Rate	-1.0pp $434	-0.5pp $410	base $386	+0.5pp $361	+1.0pp $336

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: $23,750
• Closing costs: $2,850
• 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	45d	1	0.05mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.11mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.15mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.16mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.28mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.29mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	8d	1	0.42mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.47mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	0.53mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.66mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.68mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.73mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.74mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.75mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.76mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.76mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.79mi
6315 Washington Ave Berkeley, MO	2.0	1.0	739	$1,175	$1.59	17d	1	0.81mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	0.81mi
6336 Washington Ave Berkeley, MO	2.0	1.0	720	$1,175	$1.63	45d	1	0.82mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	0.82mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	25d	1	0.84mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	0.87mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	0.87mi
6234 Hancock Ave Berkeley, MO	2.0	1.0	846	$1,050	$1.24	45d	1	0.89mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	0.94mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	0.94mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.95mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.99mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	1.03mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.05mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	45d	1	1.05mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	1.06mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	1.07mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	1.08mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	1.09mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	1.10mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	1.18mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.20mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	1.22mi

Listing history 7 events

1. 2026-06-17
   status $95,000 Pending 6 DOM
2. 2026-06-16
   days on market $95,000 Active 6 DOM
3. 2026-06-15
   days on market $95,000 Active 5 DOM
4. 2026-06-13
   days on market $95,000 Active 3 DOM
5. 2026-06-13
   statusdays on market $95,000 Active 2 DOM
6. 2026-06-10
   remarks 590-char remark
7. 2026-06-10
   listed $95,000 Coming Soon 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: $695 · $58/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$227/yr (+$19/mo · 32.7%)

ⓘ 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: $14,909
• − Mortgage interest: −$5,321
• − Property taxes: −$695
• − Insurance: −$475
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,764
• Taxable income: $3,269
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $3,846/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

+150.0% since first listed

3 events — show timeline

• 2026-06-09 Coming Soon $95,000 MARIS as Distributed by MLS Grid
• 2010-11-22 Sold (Public Records) $38,000 Public Records
• 2009-12-16 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2022): $695 · +3.2% YoY. Source: county tax records.