42 Harneywold Dr · Ferguson, MO 63136

$166,500

3 bd · 2.0 ba · 1,869 sqft · SingleFamily public records · 52 Days on market

Built 1959 0.40 ac lot Est $159k · at est. $4/mo HOA

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Why this score? — see what drove the D+ 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 +16.1/30.0
• Appreciation +6.9/10.0
• ARV discount +5.3/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Lovely Ranch home in quiet neighborhood on half acre fenced lot. Walk into large front room extending into dining area complete with a large picture window and two-sided fireplace. Large eat in kitchen with ceramic counter tops and flooring. Main bedroom ensuite, 2 additional bedrooms, full hall bathroom and family room completes the main level. The lower level is great for entertainment with a rec room, full bath, bonus room, and storage area. The screened porch looks out to a great backyard with plenty of space for outdoor fun! Nearby shopping, Starbucks, Sam's and so much more. Easy access to major highways.

Key facts

• Private subdivision
• Custom built homes
• Large patio

Tags

• PRIVATE SUBDIVISION
• CUSTOM BUILT HOMES
• REAR ENTRY GARAGE
• LARGE PATIO
• SEPARATE FORMAL DINING ROOM
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (6.4% below list).
• Recommended offer: $156k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 9.2% in Ferguson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Keeven Elem. (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 267 students, 99% FRL); Hazelwood Central High (math 12% / reading 33%, grade F, #455 of 521 statewide, top 88%, 1,628 students, 52% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $1,558/mo this rent would consume 45% of the median local household income ($41k/yr) (locally 3085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,767 (6.4% below list)

Questions for the listing agent

1. It's been on market 52 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $158,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Foley Dr	0.15mi	3/2.0	2,022 (+8%)	10mo	$184,900	$91	71
1718 Foley Dr	0.16mi	3/1.0	1,632 (-13%)	4mo	$165,900	$102	64
62 Harneywold Dr	0.21mi	3/3.0	2,127 (+14%)	4mo	$200,000	$94	60
10231 Tanner Dr	0.57mi	3/2.0	1,814 (-3%)	15mo	$149,000	$82	56
10301 Trask Dr	0.58mi	3/2.0	1,814 (-3%)	15mo	$154,900	$85	55
10633 Trask Dr	0.27mi	3/1.5	2,140 (+14%)	8mo	$174,900	$82	54
11256 Liberty Landing Dr	0.73mi	3/2.5	1,981 (+6%)	8mo	$184,900	$93	47
1400 Hudson Rd	0.68mi	4/2.0 (+1)	2,048 (+10%)	0mo	$170,000	$83	47
2829 Liberty Landing Ct	0.72mi	3/2.5	1,987 (+6%)	12mo	$179,000	$90	44
2122 Green Slope Dr	0.74mi	4/2.5 (+1)	1,944 (+4%)	10mo	$165,000	$85	44
10341 Pearson Dr	0.51mi	3/2.0	1,614 (-14%)	13mo	$115,000	$71	42
10325 Deem Dr	0.71mi	3/1.0	1,735 (-7%)	10mo	$142,900	$82	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.77×
• Total profit: $35,717
• Equity at exit: $82,382

10-year hold

• IRR: 15.1%
• Equity multiple: 3.49×
• Total profit: $116,131
• Equity at exit: $133,144

Cash invested: $46,620 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$873
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$69
• HOA: −$4
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $85

Break-even live

Break-even rent $1,450

Max offer price $166,500

Occupancy floor 90%

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10304 Bon Oak Dr Saint Louis, MO	3.0	1.5	1500	$1,250	$0.83	43d	1	0.61mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	0.68mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	43d	1	0.75mi
10606 Kilbourn Dr Saint Louis, MO	3.0	2.0	2100	$1,395	$0.66	43d	1	0.98mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1500	$1,776	$1.18	43d	1	0.99mi
2259 Ainsworth Dr Saint Louis, MO	4.0	2.0	1561	$2,100	$1.35	1d	1	0.99mi
2544 Netherton Dr Saint Louis, MO	3.0	2.0	1288	$1,945	$1.51	1d	1	1.08mi
3582 Pershall Rd Unit 3631 Ferguson, MO	2.0	2.0	1500	$1,295	$0.86	43d	1	1.20mi
3585 Pershall Rd Ferguson, MO	2.0	2.0	1388	$1,400	$1.01	43d	1	1.27mi
3585 Pershall Rd Unit Savana Ferguson, MO	2.0	1.5	1518	$1,375	$0.91	43d	1	1.27mi
3585 Pershall Rd Unit Moor Ferguson, MO	3.0	2.0	1577	$1,500	$0.95	43d	1	1.27mi
4872 Bristol Rock Rd Black Jack, MO	4.0	2.0	1448	$2,061	$1.42	2d	1	1.41mi
25 S Dellwood Ave Saint Louis, MO	3.0	1.0	1944	$1,600	$0.82	43d	1	1.44mi
536 Ames Pl Saint Louis, MO	4.0	1.5	1305	$1,750	$1.34	1d	1	1.47mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 12 events

1. 2026-03-30
   status Pending
2. 2026-03-10
   historical Active Under Contract
3. 2026-03-05
   status Active
4. 2026-01-29
   status Pending
5. 2026-01-12
   status Active Under Contract
6. 2025-12-30
   listed $166,500 Active
7. 2023-03-14
   soldstatus $195,000
8. 2023-03-10
   soldstatus Closed 627-char remark

   Show marketing remark (627 chars)

   Lovely Ranch home in quiet neighborhood on half acre fenced lot. Walk into large front room extending into dining area complete with a large picture window and two-sided fireplace. Large eat in kitchen with ceramic counter tops and flooring. Main bedroom ensuite, 2 additional bedrooms, full hall bathroom and family room completes the main level. The lower level is great for entertainment with a rec room, full bath, bonus room, and storage area. The screened porch looks out to a great backyard with plenty of space for outdoor fun! Nearby shopping, Starbucks, Sam's and so much more. Easy access to major highways.

9. 2023-01-26
   status Pending 627-char remark

   Show marketing remark (627 chars)

   Lovely Ranch home in quiet neighborhood on half acre fenced lot. Walk into large front room extending into dining area complete with a large picture window and two-sided fireplace. Large eat in kitchen with ceramic counter tops and flooring. Main bedroom ensuite, 2 additional bedrooms, full hall bathroom and family room completes the main level. The lower level is great for entertainment with a rec room, full bath, bonus room, and storage area. The screened porch looks out to a great backyard with plenty of space for outdoor fun! Nearby shopping, Starbucks, Sam's and so much more. Easy access to major highways.

10. 2023-01-12
    listed $195,000 Active 627-char remark

    Show marketing remark (627 chars)

    Lovely Ranch home in quiet neighborhood on half acre fenced lot. Walk into large front room extending into dining area complete with a large picture window and two-sided fireplace. Large eat in kitchen with ceramic counter tops and flooring. Main bedroom ensuite, 2 additional bedrooms, full hall bathroom and family room completes the main level. The lower level is great for entertainment with a rec room, full bath, bonus room, and storage area. The screened porch looks out to a great backyard with plenty of space for outdoor fun! Nearby shopping, Starbucks, Sam's and so much more. Easy access to major highways.

11. 2002-11-07
    soldstatus $154,900
12. 1979-10-01
    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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 · 20 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: $18,692
• − Mortgage interest: −$9,327
• − Property taxes: −$2,386
• − Insurance: −$832
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$48
• − Depreciation: −$4,844
• Taxable loss: −$1,736
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $1,439/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 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): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

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: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• 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

+7.5% since first listed

12 events — show timeline

• 2026-03-30 Pending — MARIS as Distributed by MLS Grid
• 2026-03-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-29 Pending — MARIS as Distributed by MLS Grid
• 2026-01-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-30 Listed $166,500 MARIS as Distributed by MLS Grid
• 2023-03-14 Sold (Public Records) $195,000 Public Records
• 2023-03-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-26 Pending — MARIS as Distributed by MLS Grid
• 2023-01-12 Listed $195,000 MARIS as Distributed by MLS Grid
• 2002-11-07 Sold (Public Records) $154,900 Public Records
• 1979-10-01 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2022): $2,386 · +4.1% YoY. Source: county tax records.