Real Estate Investing in Ferguson, Missouri (63135)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63135 (Ferguson, MO)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.4% of homes vacant — above national norms.
What’s happening in Ferguson, MO (63135)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 63135 Ferguson
Within Saint Louis County, the 63135 ZIP comes in at a lower entry point around $113K. Looking more closely, operators who can improve stock here typically see outsized uplift.
The a credible choice for angle here is forced equity, not market equity. ZIP 63135 rewards investors who can execute on scope, timeline, and tenant turnover.
Relative to MO, 63135 reads as a working-capital ZIP — prices below average, renter share elevated at 46%, and room for operator-led upside.
The 63135 ZIP's demographic trend has been one of stability with upside — population of 19,446, steady renter share, and an incoming cohort that is willing to pay for improved units.
Flippers with local expertise can do well in 63135. Out-of-state investors should partner with boots-on-the-ground operators or skip the ZIP entirely.
Here's what matters if you're considering buying a home in Ferguson:
Property Strategy for 63135
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $57,989 | $1,050 | 13.0% | +7.1% | $57,989 |
| 2BR | $87,655 | $1,290 | 10.6% | +7.6% | $43,828 |
| 3BR | $119,747 | $1,660 | 10.0% | +6.1% | $39,916 |
| 4BR | $175,525 | $1,920 | 7.9% | +5.3% | $43,881 |
| 5BR | $243,332 | — | — | +4.6% | $48,666 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 63135 Compare?
| Metric | 63135 | Ferguson | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $112,649 | $112,649 | N/A | $254,657 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 7.0% |
| Avg Rent | $1,340 | $1,340 | N/A | - |
| Cap Rate | 9.3% | 9.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63135 (Ferguson, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $112,649 |
| Monthly Rent | $1,340 |
| Price-to-Rent | 7.0:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.3% |
| Cap Rate | 9.3% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (9.3%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 63135
Population: 19,446
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 63135
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
NORMANDY EARLY LEARNING CENTER
BEL-NOR
BERKELEY ELEMENTARY SCHOOL
BERMUDA ELEMENTARY
JEFFERSON ELEM.
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,887 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Ferguson, MO meet the 1% rule for rental property?
The 1% rule in Ferguson, MO is reasonable to achieve. Rent-to-price at the median ($1,340/mo on $113K) lands around 1.19%.
Does buy-rehab-rent-refinance work in Ferguson, MO?
Ferguson, MO is a strong for BRRRR. Acquiring below market, rehabbing, and leasing at $1,340/mo produces solid refinance appraisals against $113K values.
Can I live-in-and-rent in Ferguson, MO?
Ferguson, MO offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,340/mo rent level.
How strong are rents in Ferguson, MO?
Rent in Ferguson, MO is around $1,340/mo. The resulting rent-to-value relationship with $113K pricing is reasonable for most investor models.
Which real estate strategy fits Ferguson, MO?
For Ferguson, MO, value-add and BRRRR deals is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 63135 now. You don’t know where it ranks.
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How 63135 ranks in St. Louis, MO-IL
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