325 Royce Dr · Ferguson, MO 63135

$105,000

2 bd · 1.5 ba · 875 sqft · SingleFamily public records · 76 Days on market

Built 1956 8,123 sqft lot Est $99k · 6% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +4.8/5.0
• ARV discount +4.7/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brick, ranch home offers 2 bedrooms, 2 baths and a full basement! There is also a 1 car, attached garage and a fenced rear yard, in a convenient Ferguson neighborhood, located near schools, shopping and highways. HUD owned property. HUD Homes are sold AS-IS. Please note utilities may be off so bring a flashlight to show. HUD Home. Property to be sold as-is with seller doing no repairs or inspections. See agent remarks for bidding instructions.

Key facts

• Attached garage
• Additional storage
• 8,123 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• FULLY FENCED BACKYARD
• ATTACHED GARAGE
• ADDITIONAL STORAGE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Living area listed as 875 (public records)
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Driveway; Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One story; Private ownership
• Construction: Brick construction
• Exterior features: Back yard; Front yard; Some trees; Chain link fence

Interior

• Bedrooms: Two bedrooms — both on the main level
• Bathrooms: One full bath; One half bath — on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

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 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $82k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $98,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Gage Dr	0.30mi	2/1.0	875 (0%)	1mo	$68,000	$78	83
1512 Kappel Dr	0.49mi	2/1.0	874 (-0%)	4mo	$50,000	$57	71
247 S Hartnett Ave Unit 1/2	0.46mi	2/1.0	902 (+3%)	2mo	$75,000	$83	70
941 Highmont Dr	0.42mi	2/1.0	840 (-4%)	3mo	$105,900	$126	69
914 Highmont Dr	0.46mi	2/1.0	816 (-7%)	2mo	$92,400	$113	64
277 Dashwood Dr	0.26mi	3/1.0 (+1)	960 (+10%)	2mo	$74,900	$78	63
299 Dashwood Dr	0.25mi	3/2.0 (+1)	960 (+10%)	4mo	$114,000	$119	62
296 Meadowcrest Dr	0.34mi	3/1.0 (+1)	960 (+10%)	2mo	$109,900	$114	59
227 Meadowcrest Dr	0.42mi	3/1.0 (+1)	960 (+10%)	3mo	$129,900	$135	55
9014 Ellison Dr	0.65mi	3/1.0 (+1)	912 (+4%)	3mo	$99,900	$110	53
9224 Ellison Dr	0.50mi	2/1.0	972 (+11%)	4mo	$119,999	$123	53
100 Florwood Ct	0.44mi	3/1.0 (+1)	1,004 (+15%)	3mo	$79,900	$80	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: 9.3%
• Equity multiple: 1.38×
• Total profit: $11,310
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 3.32×
• Total profit: $68,297
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$551
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $339

Break-even live

Break-even rent $847

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $398	-5% $369	+0% $339	+5% $309	+10% $280
Rent	-10% $238	-5% $289	+0% $339	+5% $389	+10% $440
Rate	-1.0pp $392	-0.5pp $366	base $339	+0.5pp $312	+1.0pp $284

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.29mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.32mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	24d	1	0.39mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.40mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	24d	1	0.44mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	0.48mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	0.54mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	0.57mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	0.59mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	13d	1	0.70mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	0.72mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	0.73mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	0.74mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.82mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	8d	1	0.83mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	0.86mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.86mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	0.86mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.87mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.88mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	24d	1	0.89mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.89mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	24d	1	0.89mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	0.89mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	8d	1	0.90mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.97mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	0.97mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	1.01mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	1.04mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	1.05mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	1.05mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	17d	1	1.05mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	1.07mi
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	1.07mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	1.08mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	24d	1	1.11mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	44d	1	1.11mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.12mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	8d	1	1.17mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	13d	1	1.18mi

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 76 DOM
2. 2026-06-17
   days on market $105,000 Active 75 DOM
3. 2026-06-16
   days on market $105,000 Active 74 DOM
4. 2026-06-15
   days on market $105,000 Active 73 DOM
5. 2026-06-13
   days on market $105,000 Active 71 DOM
6. 2026-06-13
   days on market $105,000 Active 70 DOM
7. 2026-06-09
   days on market $105,000 Active 67 DOM
8. 2026-06-08
   days on market $105,000 Active 66 DOM
9. 2026-06-07
   days on market $105,000 Active 65 DOM
10. 2026-06-05
    statusdays on market $105,000 Active 62 DOM
11. 2026-06-03
    days on market $105,000 Active Under Contract 61 DOM
12. 2026-06-02
    days on market $105,000 Active Under Contract 60 DOM
13. 2026-06-01
    days on market $105,000 Active Under Contract 59 DOM
14. 2026-05-31
    days on market $105,000 Active Under Contract 58 DOM
15. 2026-04-06
    historical Active Under Contract
16. 2026-04-03
    listed $105,000 Active
17. 2026-01-16
    historical $1,100
18. 2025-11-27
    listed $1,100
19. 2021-03-30
    soldstatus $81,500
20. 2013-05-13
    soldstatus 457-char remark

    Show marketing remark (457 chars)

    This brick, ranch home offers 2 bedrooms, 2 baths and a full basement! There is also a 1 car, attached garage and a fenced rear yard, in a convenient Ferguson neighborhood, located near schools, shopping and highways. HUD owned property. HUD Homes are sold AS-IS. Please note utilities may be off so bring a flashlight to show. HUD Home. Property to be sold as-is with seller doing no repairs or inspections. See agent remarks for bidding instructions.

21. 2013-03-14
    listed $20,000 457-char remark

    Show marketing remark (457 chars)

    This brick, ranch home offers 2 bedrooms, 2 baths and a full basement! There is also a 1 car, attached garage and a fenced rear yard, in a convenient Ferguson neighborhood, located near schools, shopping and highways. HUD owned property. HUD Homes are sold AS-IS. Please note utilities may be off so bring a flashlight to show. HUD Home. Property to be sold as-is with seller doing no repairs or inspections. See agent remarks for bidding instructions.

22. 2013-02-11
    soldstatus $72,566
23. 2004-07-06
    soldstatus $82,900
24. 2004-07-06
    soldstatus $82,900
25. 2004-07-06
    soldstatus $82,900

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$117/yr (+$10/mo · 13.0%)

ⓘ 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 (shaded) · 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: $15,319
• − Mortgage interest: −$5,882
• − Property taxes: −$901
• − Insurance: −$525
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,055
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,467/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

+26.7% since first listed

11 events — show timeline

• 2026-04-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-03 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Rental Removed $1,100 TENANTTURNER2
• 2025-11-27 Listed for Rent $1,100 TENANTTURNER2
• 2021-03-30 Sold (Public Records) $81,500 Public Records
• 2013-05-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-03-14 Listed $20,000 MARIS as Distributed by MLS Grid
• 2013-02-11 Sold (Public Records) $72,566 Public Records
• 2004-07-06 Sold (Public Records) $82,900 Public Records
• 2004-07-06 Sold (Public Records) $82,900 Public Records
• 2004-07-06 Sold (Public Records) $82,900 Public Records

Property tax history

+2.0%/yr

Latest (2022): $901 · +3.3% YoY. Source: county tax records.