22 N Harvey Ave · Ferguson, MO 63135

$65,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 48 Days on market

Built 1941 5,357 sqft lot $71/sqft · 21% below area Est $93k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 22 North Harvey in the heart of Ferguson, Missouri! This charming 2-bedroom, 1-bath home offers a great blend of comfort and convenience. Featuring updated systems, fresh paint, and newer flooring throughout, this home is perfect for both homeowners and investors alike. Ideally located just minutes from Highway 170 and Highway 70, commuting is a breeze. The property is also conveniently close to the airport, making travel quick and easy. Enjoy the added benefit of being within walking distance to Downtown Ferguson, where you’ll find local shops, restaurants, and community amenities. Whether you’re looking for your next home or a solid addition to your rental portfolio

Key facts

• Updated systems
• Fresh paint
• Newer flooring

Tags

• UPDATED SYSTEMS
• FRESH PAINT
• NEWER FLOORING

Property features AI

Finance

• Other: Residential property with above-grade living area reported as 1,036

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; One story
• Construction: Brick and brick veneer construction; Other construction materials
• Exterior features: Lot with other features; Lot dimensions approximately 38 x 139

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 8.9% 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); Ferguson Middle (math 3% / reading 14%, grade F, #376 of 391 statewide, top 96%, 615 students, 100% 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 26d 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $93,369
• List price: $65,000
• Delta: -30.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Carson Rd	0.07mi	1/1.0 (-1)	901 (-1%)	5mo	$75,000	$83	86
115 Lawrence Ave	0.25mi	2/1.5	936 (+3%)	0mo	$64,500	$69	81
406 Tiffin Ave	0.26mi	2/1.0	944 (+4%)	5mo	$105,000	$111	78
826 Walters Dr	0.40mi	2/1.0	925 (+2%)	2mo	$60,000	$65	77
221 S Harvey Ave	0.28mi	2/1.0	864 (-5%)	3mo	$135,000	$156	76
308 Henquin Dr	0.46mi	2/1.0	861 (-5%)	1mo	$80,000	$93	69
222 Henquin Dr	0.41mi	2/1.0	816 (-10%)	1mo	$115,000	$141	63
405 Estelle Ave	0.30mi	2/1.0	775 (-15%)	1mo	$79,900	$103	61
8139 Blanchard Dr	0.63mi	2/1.0	984 (+8%)	4mo	$69,900	$71	54
53 N Dade Ave	0.19mi	3/3.0 (+1)	1,036 (+14%)	5mo	$40,000	$39	51
435 N Clay Ave	0.75mi	2/1.5	972 (+7%)	3mo	$155,000	$159	49
6006 Cascade Dr	0.63mi	2/1.0	1,044 (+15%)	1mo	$75,000	$72	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: 33.6%
• Equity multiple: 2.52×
• Total profit: $27,579
• Equity at exit: $9,692

10-year hold

• IRR: 43.1%
• Equity multiple: 6.15×
• Total profit: $93,744
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$341
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $499

Break-even live

Break-even rent $563

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $536	-5% $517	+0% $499	+5% $481	+10% $462
Rent	-10% $405	-5% $452	+0% $499	+5% $546	+10% $593
Rate	-1.0pp $532	-0.5pp $516	base $499	+0.5pp $482	+1.0pp $465

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Carson Rd Saint Louis, MO	2.0	1.0	743	$950	$1.28	25d	1	0.07mi
224 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$995	$1.06	0d	1	0.29mi
60 Mayme Dr Saint Louis, MO	3.0	1.0	960	$1,225	$1.28	0d	1	0.31mi
910 Disco Dr Saint Louis, MO	3.0	1.0	924	$1,235	$1.34	0d	1	0.32mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	0d	1	0.42mi
222 Henquin Dr Saint Louis, MO	2.0	1.0	816	$1,050	$1.29	19d	1	0.42mi
6156 Wulff Dr Saint Louis, MO	3.0	2.0	960	$1,395	$1.45	0d	1	0.45mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	45d	1	0.47mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	9d	1	0.55mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	45d	1	0.55mi
6132 Eaton Dr Saint Louis, MO	2.0	1.0	792	$1,125	$1.42	25d	1	0.59mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	22d	1	0.59mi
334 Mueller Ave Saint Louis, MO	1.0	1.0	713	$825	$1.16	25d	1	0.60mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	45d	1	0.65mi
422 Plaza Ave Saint Louis, MO	3.0	1.0	792	$975	$1.23	0d	1	0.70mi
6044 Cascade Dr Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	9d	1	0.72mi
223 Wiegel Dr Saint Louis, MO	3.0	1.0	864	$1,560	$1.81	14d	1	0.74mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	45d	1	0.74mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	25d	1	0.75mi
6333 Peurifoy Ave Saint Louis, MO	3.0	2.0	840	$1,295	$1.54	25d	1	0.76mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,025	$1.17	0d	1	0.77mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	45d	1	0.78mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	0d	1	0.79mi
12 Lee Ave Saint Louis, MO	2.0	1.0	832	$1,080	$1.30	9d	1	0.79mi
801 Thomas Ave Saint Louis, MO	3.0	1.0	864	$1,350	$1.56	45d	1	0.82mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	0d	1	0.83mi
8306 Whitewater Dr Saint Louis, MO	3.0	1.0	792	$1,195	$1.51	9d	1	0.83mi
806 Marvin Ave Saint Louis, MO	2.0	1.0	726	$1,100	$1.52	45d	1	0.83mi
401 Millman Dr Saint Louis, MO	3.0	1.0	1008	$1,450	$1.44	18d	1	0.85mi
5500 Mable Ave Unit 5518 B4 St. Louis, MO	2.0	1.0	750	$835	$1.11	45d	1	0.88mi
5500 Mable Ave Unit 5530 B1 St. Louis, MO	3.0	1.0	850	$915	$1.08	45d	1	0.88mi
26 Arbor Village Ct Ferguson, MO	1.0–2.0	1.0	714	$950	$1.33	25d	1	0.89mi
5300 Grove Ave Saint Louis, MO	3.0	1.0	840	$1,295	$1.54	25d	1	0.90mi
35 S Barat Ave Saint Louis, MO	2.0	1.0	984	$1,150	$1.17	0d	1	0.92mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,300	$1.38	45d	1	0.98mi
6625 Thurston Ave Saint Louis, MO	2.0	1.0	939	$1,400	$1.49	25d	1	0.98mi
6214 Jefferson Ave Saint Louis, MO	2.0	1.0	816	$1,195	$1.46	25d	1	0.98mi
415 Ames Pl Saint Louis, MO	3.0	1.0	816	$1,400	$1.72	45d	1	1.02mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	19d	1	1.04mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	25d	1	1.06mi

Listing history 26 events

1. 2026-06-09
   days on market $65,000 Active 48 DOM
2. 2026-06-08
   days on market $65,000 Active 47 DOM
3. 2026-06-08
   days on market $65,000 Active 46 DOM
4. 2026-06-05
   pricedays on market $65,000 Active 44 DOM
5. 2026-06-03
   days on market $74,900 Active 43 DOM
6. 2026-06-02
   days on market $74,900 Active 42 DOM
7. 2026-06-01
   days on market $74,900 Active 41 DOM
8. 2026-05-31
   days on market $74,900 Active 40 DOM
9. 2026-05-08
   historical Active Under Contract 762-char remark
10. 2026-04-21
    listed $74,900 Active 762-char remark
11. 2023-04-26
    historical
12. 2023-04-18
    price $65,000
13. 2023-04-16
    status Active
14. 2023-04-16
    historical
15. 2023-03-28
    status Active
16. 2023-03-22
    status Pending
17. 2023-03-16
    listed $75,000 Active
18. 2023-01-16
    price $85,000
19. 2022-12-08
    price $99,900
20. 2022-09-14
    soldstatus Closed
21. 2022-08-30
    status Pending
22. 2022-08-24
    status Active
23. 2022-08-24
    price $29,900
24. 2022-08-05
    status Pending
25. 2022-08-04
    listed $27,500 Active
26. 1959-09-28
    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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,339
• − Mortgage interest: −$3,641
• − Property taxes: −$925
• − Insurance: −$325
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,891
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,725/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

+136.4% since first listed

21 events — show timeline

• 2026-06-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-03 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-05-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-08 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $74,900 MARIS as Distributed by MLS Grid
• 2023-04-26 Delisted — MARIS as Distributed by MLS Grid
• 2023-04-18 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2023-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2023-04-16 Delisted — MARIS as Distributed by MLS Grid
• 2023-03-28 Relisted — MARIS as Distributed by MLS Grid
• 2023-03-22 Pending — MARIS as Distributed by MLS Grid
• 2023-03-16 Listed $75,000 MARIS as Distributed by MLS Grid
• 2023-01-16 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2022-12-08 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2022-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-30 Pending — MARIS as Distributed by MLS Grid
• 2022-08-24 Relisted — MARIS as Distributed by MLS Grid
• 2022-08-24 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2022-08-05 Pending — MARIS as Distributed by MLS Grid
• 2022-08-04 Listed $27,500 MARIS as Distributed by MLS Grid
• 1959-09-28 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2022): $925 · +3.3% YoY. Source: county tax records.