6148 Dupree Ave · Ferguson, MO 63135

$104,900

3 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 22 Days on market

Built 1955 0.38 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Charming single-family residence located in the established Ferguson–Florissant area of St. Louis County. This well-situated home offers a traditional layout with comfortable living spaces and practical functionality throughout. The exterior features classic residential construction with a welcoming curb appeal and a spacious yard suitable for outdoor activities, gardening, or future improvements. Inside, the home includes a functional floor plan with defined living and dining areas, generously sized bedrooms, and a full bathroom. The kitchen provides a solid foundation for personalization, offering ample cabinetry and workspace. Basement space adds additional storage potential and ro

Key facts

• Spacious yard
• Ample cabinetry
• 0.38 acre lot

Tags

• SPACIOUS YARD
• FUNCTIONAL FLOOR PLAN
• AMPLE CABINETRY
• ADDITIONAL STORAGE POTENTIAL
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric (other)
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Composition roof; House structure
• Exterior features: Level lot

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Central air; Other heating
• Interior features: Central air; Other heating; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/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: $103k (1.5% 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: Bermuda Elementary (143 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 (29 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); 45% 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 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 $725 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $105k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.35% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $98,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Beardsley Ct	0.39mi	3/2.0	1,260 (+1%)	8mo	$76,900	$61	72
5614 Sanborn Dr	0.49mi	3/1.0	1,120 (-10%)	1mo	$104,999	$94	57
7832 Dartmoor Dr	0.60mi	4/1.0 (+1)	1,296 (+4%)	3mo	$78,900	$61	56
1213 Haley Ave	0.61mi	3/2.5	1,196 (-4%)	5mo	$95,000	$79	56
117 Woodstock Rd	0.42mi	3/1.5	1,120 (-10%)	11mo	$159,900	$143	54
17 Godfrey Ln	0.67mi	4/1.0 (+1)	1,232 (-1%)	8mo	$104,900	$85	52
237 S Barat Ave	0.65mi	2/2.0 (-1)	1,310 (+5%)	4mo	$85,000	$65	52
5608 Holborn Dr	0.71mi	3/1.0	1,200 (-4%)	12mo	$127,500	$106	48
945 Edgehill Dr	0.71mi	3/1.0	1,110 (-11%)	3mo	$114,900	$104	44
1120 Highmont Dr	0.72mi	3/1.0	1,116 (-11%)	4mo	$58,000	$52	43
605 Ferguson Ave	0.55mi	3/1.0	1,092 (-13%)	10mo	$72,000	$66	42
35 Lee Ave	0.59mi	2/1.0 (-1)	1,066 (-15%)	2mo	$65,000	$61	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: 12.9%
• Equity multiple: 1.54×
• Total profit: $15,984
• Equity at exit: $15,641

10-year hold

• IRR: 25.4%
• Equity multiple: 3.75×
• Total profit: $80,907
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$550
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $400

Break-even live

Break-even rent $912

Max offer price $104,900

Occupancy floor 67%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	43d	1	0.11mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,425	$1.11	2d	1	0.11mi
6170 Emerald Ave Saint Louis, MO	3.0	1.0	1286	$1,500	$1.17	14d	1	0.11mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	23d	1	0.40mi
5925 Brand Ave Saint Louis, MO	3.0	1.0	951	$1,200	$1.26	43d	1	0.45mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	43d	1	0.53mi
296 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,550	$1.61	14d	1	0.55mi
846 Elsworth Pl Saint Louis, MO	4.0	1.0	1352	$1,600	$1.18	4d	1	0.57mi
110 Paul Ave Saint Louis, MO	3.0	1.0	875	$1,050	$1.20	7d	1	0.64mi
249 S Hartnett Ave Saint Louis, MO	3.0	1.0	960	$1,220	$1.27	23d	1	0.64mi
617 Tesmore Pl Saint Louis, MO	2.0	1.0	877	$1,200	$1.37	43d	1	0.66mi
338 Saint Louis Ave Saint Louis, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.67mi
227 Meadowcrest Dr Saint Louis, MO	3.0	1.0	960	$1,500	$1.56	43d	1	0.71mi
945 Edgehill Dr Saint Louis, MO	3.0	1.0	1110	$1,575	$1.42	43d	1	0.75mi
419 S Florissant Rd Ferguson, MO	2.0	1.0	1100	$1,200	$1.09	43d	1	0.75mi
7808 Winward Dr Saint Louis, MO	3.0	1.0	1434	$1,425	$0.99	22d	1	0.84mi
222 Randolph Ave Saint Louis, MO	2.0	1.0	964	$1,400	$1.45	7d	1	0.90mi
104 Fenwick Dr Saint Louis, MO	3.0	1.0	960	$1,250	$1.30	23d	1	0.95mi
246 Louisa Ave Saint Louis, MO	3.0	1.0	1036	$1,600	$1.54	43d	1	0.99mi
13 N Hartnett Ave Saint Louis, MO	3.0	1.0	1140	$1,400	$1.23	10d	1	1.02mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	1.03mi
8408 Hill Ave Saint Louis, MO	3.0	2.0	1040	$1,550	$1.49	23d	1	1.05mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	43d	1	1.14mi
360 S Harvey Ave Saint Louis, MO	2.0	1.0	936	$925	$0.99	43d	1	1.17mi
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	23d	1	1.21mi
519 Graf Ave Saint Louis, MO	3.0	2.0	887	$1,297	$1.46	20d	1	1.21mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	1.22mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.22mi
709 Suburban Ave Saint Louis, MO	2.0	1.0	975	$1,400	$1.44	43d	1	1.22mi
265 S Harvey Ave Saint Louis, MO	3.0	1.5	1240	$1,350	$1.09	43d	1	1.23mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	23d	1	1.25mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	1.26mi
307 Coppinger Dr Saint Louis, MO	3.0	1.0	960	$1,095	$1.14	17d	1	1.26mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	1.27mi
450 S Dade Ave Saint Louis, MO	2.0	1.0	1040	$1,200	$1.15	23d	1	1.28mi
324 Emmett Ave Saint Louis, MO	3.0	2.0	1357	$1,650	$1.22	23d	1	1.31mi
338 La Motte Ln Saint Louis, MO	2.0	1.0	904	$1,150	$1.27	43d	1	1.34mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	43d	1	1.35mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	43d	1	1.35mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   price $104,900 Active 22 DOM
2. 2026-06-18
   days on market $114,900 Active 22 DOM
3. 2026-06-17
   days on market $114,900 Active 21 DOM
4. 2026-06-16
   days on market $114,900 Active 20 DOM
5. 2026-06-15
   days on market $114,900 Active 19 DOM
6. 2026-06-13
   days on market $114,900 Active 17 DOM
7. 2026-06-13
   days on market $114,900 Active 16 DOM
8. 2026-06-09
   days on market $114,900 Active 13 DOM
9. 2026-06-08
   days on market $114,900 Active 12 DOM
10. 2026-06-07
    days on market $114,900 Active 11 DOM
11. 2026-06-05
    days on market $114,900 Active 8 DOM
12. 2026-06-03
    days on market $114,900 Active 7 DOM
13. 2026-06-02
    days on market $114,900 Active 6 DOM
14. 2026-06-01
    days on market $114,900 Active 5 DOM
15. 2026-05-31
    days on market $114,900 Active 4 DOM
16. 2026-05-27
    listed $114,900 Active
17. 2020-05-04
    soldstatus $53,100
18. 1998-10-15
    soldstatus $43,000

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 ≥107°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: $17,022
• − Mortgage interest: −$5,876
• − Property taxes: −$1,523
• − Insurance: −$524
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,052
• Taxable income: $3,323
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $4,001/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

+167.2% since first listed

3 events — show timeline

• 2026-05-27 Listed $114,900 MARIS as Distributed by MLS Grid
• 2020-05-04 Sold (Public Records) $53,100 Public Records
• 1998-10-15 Sold (Public Records) $43,000 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,523 · +3.3% YoY. Source: county tax records.