524 Ballman Ave · Ferguson, MO 63135

$124,997

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,250 sqft lot Est $108k · 15% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• Rent growth +4.8/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an as-sale, seller to do no repairs or inspections, this property would make a great addition to a rental portfolio with a little TLC Agent owned

Key facts

• Brand-new cabinets
• Renovated
• Fresh paint

Tags

• RENOVATED
• NEW FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• BRAND-NEW CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas available
• Home design: Single-family residential; One level
• Construction: Block construction
• Exterior features: Back yard; Back yard fenced

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vinyl flooring; Unfinished 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 $308 ($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: Lee Hamilton Elementary (math 5% / reading 16%, grade F, #1,026 of 1,115 statewide, top 92%, 278 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 31% 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,997

Questions for the listing agent

1. Built in 1950 — 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: 1.09% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $108,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Superior Dr	0.06mi	3/1.0	900 (+5%)	3mo	$139,000	$154	87
705 Robert Ave	0.13mi	3/1.0	864 (+0%)	8mo	$86,400	$100	87
404 Ballman Ave	0.11mi	2/1.0 (-1)	892 (+4%)	4mo	$99,900	$112	80
514 La Motte Ln	0.24mi	2/1.0 (-1)	850 (-1%)	5mo	$60,000	$71	78
405 Teston Dr	0.16mi	2/1.0 (-1)	888 (+3%)	6mo	$125,000	$141	77
805 N Elizabeth Ave	0.25mi	2/1.0 (-1)	936 (+9%)	10mo	$117,500	$126	60
510 Ames Pl	0.12mi	2/1.0 (-1)	970 (+13%)	10mo	$55,000	$57	60
941 Highmont Dr	0.69mi	2/1.0 (-1)	840 (-2%)	3mo	$105,900	$126	56
435 N Clay Ave	0.30mi	2/1.5 (-1)	972 (+13%)	3mo	$155,000	$159	55
914 Highmont Dr	0.70mi	2/1.0 (-1)	816 (-5%)	1mo	$92,400	$113	53
1006 Highmont Dr	0.73mi	3/1.0	960 (+12%)	4mo	$109,900	$114	43
50 Fenwick Dr	0.67mi	3/1.0	984 (+14%)	7mo	$130,000	$132	39

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: 4.6%
• Equity multiple: 1.19×
• Total profit: $6,575
• Equity at exit: $18,637

10-year hold

• IRR: 18.0%
• Equity multiple: 2.82×
• Total profit: $63,777
• Equity at exit: $10,807

Cash invested: $34,999 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$655
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $308

Break-even live

Break-even rent $978

Max offer price $124,997

Occupancy floor 72%

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: $31,249
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Robert Ave Ferguson, MO	3.0	1.0	816	$1,224	$1.50	44d	1	0.10mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	44d	1	0.14mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	16d	1	0.15mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	18d	1	0.25mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	44d	1	0.27mi
920 Hutton Pl Saint Louis, MO	3.0	1.0	912	$1,195	$1.31	44d	1	0.29mi
502 Averill Ave Saint Louis, MO	2.0	1.0	840	$1,250	$1.49	44d	1	0.32mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.73mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	44d	1	0.79mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	44d	1	0.83mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.84mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	15d	1	0.96mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	1.01mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	44d	1	1.04mi
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	23d	1	1.05mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	7d	1	1.12mi
10329 Chesley Dr Saint Louis, MO	3.0	1.0	1014	$1,350	$1.33	23d	1	1.12mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	44d	1	1.13mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	18d	1	1.13mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	1.13mi
1547 Babcock Dr Saint Louis, MO	3.0	1.0	1014	$1,480	$1.46	44d	1	1.15mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	7d	1	1.17mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	12d	1	1.18mi
9850 Dennis Dr Saint Louis, MO	2.0	1.0	1032	$1,175	$1.14	44d	1	1.19mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,285	$1.34	44d	1	1.19mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	23d	1	1.20mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	44d	1	1.21mi
1654 Mowbry Ln Saint Louis, MO	3.0	1.0	936	$1,300	$1.39	23d	1	1.22mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,425	$1.48	10d	1	1.24mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,260	$1.36	16d	1	1.24mi
9868 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,175	$1.14	44d	1	1.27mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	23d	1	1.28mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	44d	1	1.28mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	12d	1	1.31mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	44d	1	1.33mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	23d	1	1.34mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.34mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	23d	1	1.36mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.36mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.37mi

Listing history 19 events

1. 2026-05-26
   listed $124,997 Active
2. 2022-08-16
   soldstatus $40,000
3. 2022-08-12
   soldstatus Closed 157-char remark

   Show marketing remark (157 chars)

   This is an as-sale, seller to do no repairs or inspections, this property would make a great addition to a rental portfolio with a little TLC Agent owned

4. 2022-07-26
   status Pending 157-char remark

   Show marketing remark (157 chars)

   This is an as-sale, seller to do no repairs or inspections, this property would make a great addition to a rental portfolio with a little TLC Agent owned

5. 2022-07-22
   price $49,900 157-char remark

   Show marketing remark (157 chars)

   This is an as-sale, seller to do no repairs or inspections, this property would make a great addition to a rental portfolio with a little TLC Agent owned

6. 2022-07-14
   listed $54,900 Active 157-char remark

   Show marketing remark (157 chars)

   This is an as-sale, seller to do no repairs or inspections, this property would make a great addition to a rental portfolio with a little TLC Agent owned

7. 2018-08-21
   soldstatus $230,000
8. 2018-07-12
   price $40,000
9. 2018-06-29
   price $42,000
10. 2018-06-23
    price $45,000
11. 2018-06-17
    price $47,000
12. 2018-06-15
    price $49,000
13. 2017-12-12
    price $52,000
14. 2017-10-30
    price $59,900
15. 2017-10-24
    price $61,900
16. 2017-10-04
    price $67,500
17. 2005-05-27
    soldstatus $56,000
18. 1994-11-18
    soldstatus
19. 1967-08-11
    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: $782 · $65/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$431/yr (+$36/mo · 55.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,420
• − Mortgage interest: −$7,002
• − Property taxes: −$782
• − Insurance: −$625
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,636
• Taxable income: $1,748
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,280/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

+123.2% since first listed

19 events — show timeline

• 2026-05-26 Listed $124,997 MARIS as Distributed by MLS Grid
• 2022-08-16 Sold (Public Records) $40,000 Public Records
• 2022-08-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-26 Pending — MARIS as Distributed by MLS Grid
• 2022-07-22 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2022-07-14 Listed $54,900 MARIS as Distributed by MLS Grid
• 2018-08-21 Sold (Public Records) $230,000 Public Records
• 2018-07-12 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2018-06-29 Price Changed $42,000 MARIS as Distributed by MLS Grid
• 2018-06-23 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2018-06-17 Price Changed $47,000 MARIS as Distributed by MLS Grid
• 2018-06-15 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2017-12-12 Price Changed $52,000 MARIS as Distributed by MLS Grid
• 2017-10-30 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2017-10-24 Price Changed $61,900 MARIS as Distributed by MLS Grid
• 2017-10-04 Price Changed $67,500 MARIS as Distributed by MLS Grid
• 2005-05-27 Sold (Public Records) $56,000 Public Records
• 1994-11-18 Sold (Public Records) — Public Records
• 1967-08-11 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2022): $782 · +3.3% YoY. Source: county tax records.