5600 Lucas And Hunt Rd · Country Club Hills, MO 63136

$130,000

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 18 Days on market

Built 1941 4,199 sqft lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Lovely move-in ready 3 bedroom home in Country Club Hills. And it's on a corner lot! That means you enter from the side street (Eunice) to park in the back - no issues with traffic coming and going from your home. This is the perfect affordable house for either a first-time buyer or an investor (Hud rent rate 1100/mo ) You will love the warm yet neutral and bright look, the wood floors, and the gorgeous original tile work. The walk-out basement is clean, painted, and full of potential. Lots of parking in the back, with a concrete parking pad and driveway. Seller to provide occupancy certificate.

Key facts

• 4,199 sq ft lot
• Built 1941
• Listed 17 days

Property features AI

Finance

• Other: Annual taxes listed (details withheld)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Water available and connected
• Home design: Single-family residence; One story; Residential property
• Construction: Asphalt construction materials
• Exterior features: Back yard; Front yard; Corner lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement with 8+ ft poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $123k (5.6% below list).
• Recommended offer: $123k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#491 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Jennings (suburban): math 8% / reading 20% proficiency, ranked #315 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodland Elem. (math 5% / reading 15%, grade F, #1,027 of 1,115 statewide, top 93%, 256 students, 100% FRL); Jennings High (math 8% / reading 17%, grade F, #497 of 521 statewide, top 96%, 691 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 372 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); 48% 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).
• This rent runs 36% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $130k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,746 (5.6% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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?
4. 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.
5. 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.
6. 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: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $75,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5636 Sunbury Ave	0.17mi	2/1.0 (-1)	870 (-0%)	3mo	$74,900	$86	84
7443 Embury Ct	0.30mi	3/1.0	874 (+0%)	6mo	$59,999	$69	81
5537 Sunbury Ave	0.21mi	3/1.0	936 (+7%)	0mo	$39,900	$43	78
5544 Sapphire Ave	0.43mi	3/1.0	888 (+2%)	3mo	$115,000	$130	74
7471 Sharon Dr	0.27mi	3/1.0	945 (+8%)	0mo	$98,000	$104	73
7431 Esterbrook Dr	0.31mi	3/1.0	792 (-9%)	2mo	$110,000	$139	68
7439 Embury Ct	0.33mi	2/1.0 (-1)	792 (-9%)	2mo	$69,000	$87	63
2554 Main St	0.66mi	3/1.0	920 (+6%)	2mo	$15,000	$16	58
2604 Avie Dr	0.55mi	2/1.0 (-1)	825 (-5%)	3mo	$99,900	$121	58
5614 Albia Ter	0.36mi	3/2.0	988 (+13%)	1mo	$125,000	$127	56
2623 Avie Dr	0.56mi	3/2.0	922 (+6%)	6mo	$62,500	$68	55
8339 Eton Pl	0.72mi	2/1.0 (-1)	750 (-14%)	3mo	$22,500	$30	36

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: 15.7%
• Equity multiple: 1.94×
• Total profit: $34,305
• Equity at exit: $64,322

10-year hold

• IRR: 17.6%
• Equity multiple: 3.87×
• Total profit: $104,436
• Equity at exit: $103,956

Cash invested: $36,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$682
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $168

Break-even live

Break-even rent $1,015

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.09mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	0.15mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	0.17mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	4d	1	0.17mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.27mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.28mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.30mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.41mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.43mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.47mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.52mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.56mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.59mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.60mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.64mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	0.66mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.68mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.72mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.73mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.74mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.81mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.81mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.83mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.84mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.84mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.88mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.88mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.88mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	0.89mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	0.89mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.92mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.94mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.94mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.97mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	44d	1	1.02mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.04mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	24d	1	1.08mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.08mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	1.08mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.13mi

Listing history 13 events

1. 2026-06-18
   days on market $130,000 Active 18 DOM
2. 2026-06-17
   days on market $130,000 Active 17 DOM
3. 2026-06-16
   days on market $130,000 Active 16 DOM
4. 2026-06-15
   days on market $130,000 Active 15 DOM
5. 2026-06-13
   days on market $130,000 Active 13 DOM
6. 2026-06-09
   days on market $130,000 Active 9 DOM
7. 2026-06-08
   days on market $130,000 Active 8 DOM
8. 2026-06-07
   days on market $130,000 Active 7 DOM
9. 2026-06-03
   days on market $130,000 Active 3 DOM
10. 2026-06-02
    days on market $130,000 Active 2 DOM
11. 2026-06-01
    status $130,000 Active 1 DOM
12. 2026-06-01
    remarks 186-char remark
13. 2026-06-01
    listed $130,000 Coming Soon 1 DOM

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$469/yr (+$39/mo · 59.3%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 21 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: $14,730
• − Mortgage interest: −$7,282
• − Property taxes: −$792
• − Insurance: −$650
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,782
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,046/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: Jennings
• NCES district ID: 2916290
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $30,595
• Composite: 11.04/100
• National rank: #9739
• State rank: #315 of 324 in MO

Livability — Country Club Hills

• Score: 60/100
• State rank: #491
• US rank: #19080

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing B- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, MO
• County: Saint Louis County · 888,823 people
• 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

+312.7% since first listed

12 events — show timeline

• 2026-05-31 Coming Soon $130,000 MARIS as Distributed by MLS Grid
• 2023-07-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-13 Pending — MARIS as Distributed by MLS Grid
• 2023-06-28 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-27 Listed $69,900 MARIS as Distributed by MLS Grid
• 2001-03-21 Sold (Public Records) $33,900 Public Records
• 2001-03-14 Sold (Public Records) — Public Records
• 1998-03-19 Sold (Public Records) — Public Records
• 1998-03-19 Sold (Public Records) — Public Records
• 1989-11-14 Sold (Public Records) $24,500 Public Records
• 1989-02-01 Sold (Public Records) $32,500 Public Records
• 1981-06-01 Sold (Public Records) $31,500 Public Records

Property tax history

+4.1%/yr

Latest (2022): $792 · +1.3% YoY. Source: county tax records.