449 S Dade Ave · Ferguson, MO 63135

$99,900

4 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 26 Days on market

Built 1946 6,499 sqft lot Est $98k · 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +6.4/15.0
• 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

*Home is occupied* No interior viewings without an accepted contract

Key facts

• 6,499 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 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); 162 active listings in the ZIP; 32 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).
• This rent runs 33% 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 $691 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 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.42% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $97,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Mueller Ave	0.27mi	3/1.0 (-1)	1,113 (+0%)	2mo	$20,000	$18	81
5150 Wallingford Dr	0.35mi	3/2.0 (-1)	1,118 (+1%)	3mo	$154,900	$139	71
903 Arline Ave	0.40mi	4/2.0	1,136 (+2%)	7mo	$160,000	$141	67
302 S Dade Ave	0.27mi	3/1.0 (-1)	1,187 (+7%)	8mo	$88,000	$74	64
8307 Edna Ave	0.24mi	3/1.0 (-1)	1,259 (+14%)	4mo	$59,900	$48	58
8408 Hawkesbury Dr	0.40mi	3/1.5 (-1)	1,227 (+11%)	2mo	$149,900	$122	56
337 Wiegel Dr	0.39mi	3/1.0 (-1)	1,220 (+10%)	7mo	$59,900	$49	54
223 Wiegel Dr	0.54mi	3/1.0 (-1)	1,200 (+8%)	3mo	$95,000	$79	54
8408 Hill Ave	0.55mi	3/2.0 (-1)	1,040 (-6%)	3mo	$95,000	$91	53
801 Elsworth Pl	0.70mi	3/1.0 (-1)	1,040 (-6%)	9mo	$85,000	$82	45
4815 Barbara Dr	0.62mi	3/1.5 (-1)	988 (-11%)	6mo	$98,500	$100	41
4723 N Hills Ln	0.72mi	3/2.0 (-1)	965 (-13%)	1mo	$85,000	$88	35

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: 18.2%
• Equity multiple: 1.78×
• Total profit: $21,812
• Equity at exit: $14,895

10-year hold

• IRR: 29.8%
• Equity multiple: 4.31×
• Total profit: $92,461
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $479

Break-even live

Break-even rent $818

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $535	-5% $507	+0% $479	+5% $450	+10% $422
Rent	-10% $366	-5% $422	+0% $479	+5% $535	+10% $591
Rate	-1.0pp $529	-0.5pp $504	base $479	+0.5pp $453	+1.0pp $426

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$1,000	$1.26	8d	1	0.05mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	21d	1	0.16mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	44d	1	0.18mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	44d	1	0.30mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	24d	1	0.31mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	44d	1	0.46mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	0.52mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	0.54mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	24d	1	0.58mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	17d	1	0.73mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	5d	1	0.74mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	0.78mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	24d	1	0.79mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.88mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	11d	1	0.94mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.96mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	1.09mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	8d	1	1.12mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	1.19mi
6042 Hancock Ave Berkeley, MO	3.0	1.0	1041	$1,495	$1.44	24d	1	1.21mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	24d	1	1.24mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	1.26mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	15d	1	1.26mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	1.27mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	1.32mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.33mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	22d	1	1.35mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	1.40mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	1.40mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	11d	1	1.43mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.47mi
6334 Washington Ave Berkeley, MO	3.0	1.0	864	$1,100	$1.27	5d	1	1.47mi

Listing history 14 events

1. 2026-04-23
   status Pending
2. 2026-03-28
   listed $99,900 Active
3. 2026-03-27
   historical $99,900
4. 2019-10-09
   soldstatus $256,158
5. 2018-06-19
   soldstatus $34,000
6. 2018-06-12
   soldstatus Closed 68-char remark

   Show marketing remark (68 chars)

   *Home is occupied* No interior viewings without an accepted contract

7. 2018-05-17
   status Pending 68-char remark

   Show marketing remark (68 chars)

   *Home is occupied* No interior viewings without an accepted contract

8. 2018-05-02
   price $37,900 68-char remark

   Show marketing remark (68 chars)

   *Home is occupied* No interior viewings without an accepted contract

9. 2018-03-15
   listed $42,900 Active 68-char remark

   Show marketing remark (68 chars)

   *Home is occupied* No interior viewings without an accepted contract

10. 2016-05-02
    soldstatus $22,000
11. 2016-05-02
    soldstatus $27,000
12. 2015-08-03
    soldstatus $14,000
13. 2001-09-24
    soldstatus $56,000
14. 1991-03-15
    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: $965 · $80/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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: $17,082
• − Mortgage interest: −$5,596
• − Property taxes: −$965
• − Insurance: −$500
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,906
• Taxable income: $4,382
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,692/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

+78.4% since first listed

14 events — show timeline

• 2026-04-23 Pending — MARIS as Distributed by MLS Grid
• 2026-03-28 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2019-10-09 Sold (Public Records) $256,158 Public Records
• 2018-06-19 Sold (Public Records) $34,000 Public Records
• 2018-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-05-17 Pending — MARIS as Distributed by MLS Grid
• 2018-05-02 Price Changed $37,900 MARIS as Distributed by MLS Grid
• 2018-03-15 Listed $42,900 MARIS as Distributed by MLS Grid
• 2016-05-02 Sold (Public Records) $27,000 Public Records
• 2016-05-02 Sold (Public Records) $22,000 Public Records
• 2015-08-03 Sold (Public Records) $14,000 Public Records
• 2001-09-24 Sold (Public Records) $56,000 Public Records
• 1991-03-15 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2022): $965 · +3.3% YoY. Source: county tax records.