Property in St. Louis Missouri

[Khiem Mai]

Hi Bigger Pockets

First time posting. I have a dilemma and need help. I'm interesting in investing in St. Louis Missouri (I live in Portland, Oregon). I ran across this wholesaler "Americashousingalliance.com"

Have anyone heard or worked with them before? Are they legit?

Some what I can tell, Single Family Home are going for around $50/sqft. This property that i'm looking at is a 4b/1.5b, 1840sqft. The wholesaler is saying he can get it rented for $1200/month. Does that sound reasonable?

Anyone have any investment property in St. Louis that can share some input/knowledge?

Is there anything that I need to be aware of?

The property is located on

South Clark Avenue, Ferguson, Missouri

Any input or comment is appreciated.

Thank you so much.

[Bob Hines]

There is no "St. Louis". There is St. Louis City and there is St. Louis County. Completely separate governments. Within St. Louis City, it is generally broken down into North City and South City. Within those regions, there are many different neighborhoods and within the neighborhoods, things really can change street by street.

St. Louis County is generally broken down into North, West and South County. In all of the county, there are 90+ different municipalities and some unincorporated areas. Each one with different housing rules and inspectors. Some have their own school districts. Some of the school districts are top 100 in the nation, some are unaccredited.

I understand you want a single metric to use but that is dangerous. Like I posted, one city has 400+ listings <+125k while another nearby has 100+. There are reasons for that. Some cities/zip codes won't have any listed for less than 125k. What works for me in the South City neighborhoods I invest in won't work in other South City neighborhoods let alone North County where you are looking. There are some blocks within the neighborhoods I invest in where I won't go. You have to find an area, whether that is one or a handful of cities or zip codes, and learn about those specifically. Looking for $50/sqft will lead you to nothing in some areas and will burn you badly in other areas.