8328 Strathmore Pl · Jennings, MO 63136

$79,999

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 70 Days on market

Built 1925 3,676 sqft lot $107/sqft · 15% above area Est $70k · 15% over

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Why this score? — see what drove the B- 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 +8.8/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.9/15.0

Listing remarks MLS

Turnkey cash flow opportunity in the heart of Jennings! This 1-bedroom bungalow is a perfect addition to any investor’s portfolio—whether you’re just getting started or looking to scale—with performance that exceeds the sought-after 1% rule. This fully leased property is already producing income with subsidized rent at $900/month, secured through October 2026, providing immediate and stable cash flow from day one. The home underwent a recent rehab in September 2025, featuring fresh interior paint, durable LVP flooring throughout, a new bathtub, three new A/C units, and various foundational updates—making this a truly turnkey, low-maintenance investment. The partially finished basement adds further upside, complete with a half bath and walk-out access. With minimal effort, this space could be converted into an additional bedroom, increasing both rental value and long-term equity. Opportunities like this—stabilized, updated, and income-producing—don’t last long in the St. Louis rental market. Add this cash-flowing asset to your portfolio today!

Key facts

• New bathtub
• New a/c units
• Recent rehab

Tags

• FULLY LEASED PROPERTY
• RECENT REHAB
• FRESH INTERIOR PAINT
• DURABLE LVP FLOORING
• NEW BATHTUB
• NEW A/C UNITS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#208 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A-, housing A-; Watch: schools D-, 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.
• 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 32% 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 $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $75,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $69,781
• List price: $79,999
• Delta: 14.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8339 Eton Pl	0.12mi	2/1.0	750 (0%)	3mo	$22,500	$30	92
8340 Eton Pl	0.10mi	2/1.0	750 (0%)	8mo	$50,000	$67	89
8810 Clifton Ave	0.52mi	1/1.0 (-1)	750 (0%)	2mo	$38,500	$51	70
5811 Helen Ave	0.28mi	3/1.0 (+1)	806 (+8%)	0mo	$29,900	$37	69
5526 Jennings Station Rd	0.56mi	2/1.0	768 (+2%)	8mo	$70,000	$91	63
7521 Chandler Ave	0.65mi	2/1.0	772 (+3%)	7mo	$76,400	$99	59
2604 Avie Dr	0.49mi	2/1.0	825 (+10%)	3mo	$99,900	$121	58
7439 Embury Ct	0.67mi	2/1.0	792 (+6%)	2mo	$69,000	$87	58
8816 Cozens Ave	0.53mi	2/1.0	832 (+11%)	0mo	$55,000	$66	57
8320 Lucas And Hunt Rd	0.71mi	2/2.0	720 (-4%)	5mo	$60,000	$83	52
6342 Lena Ave	0.72mi	2/1.0	678 (-10%)	2mo	$40,000	$59	49
5515 Hodiamont Ave	0.65mi	2/1.0	818 (+9%)	8mo	$60,000	$73	48

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: 28.9%
• Equity multiple: 2.73×
• Total profit: $38,666
• Equity at exit: $39,583

10-year hold

• IRR: 29.7%
• Equity multiple: 5.66×
• Total profit: $104,316
• Equity at exit: $63,972

Cash invested: $22,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $368

Break-even live

Break-even rent $641

Max offer price $79,999

Occupancy floor 62%

Sensitivity live

Price	-10% $413	-5% $390	+0% $368	+5% $345	+10% $322
Rent	-10% $280	-5% $324	+0% $368	+5% $411	+10% $455
Rate	-1.0pp $408	-0.5pp $388	base $368	+0.5pp $347	+1.0pp $326

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.10mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.12mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.23mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.23mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.29mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.31mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.34mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.35mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.35mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.36mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.39mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.40mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.44mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.49mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.51mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.51mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.52mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.54mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.55mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.55mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.55mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.55mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	0.57mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.59mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.59mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	0.60mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.62mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.63mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	0.65mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.66mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.66mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.68mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.68mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.69mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	0.71mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	0.73mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.73mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	5d	1	0.73mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.74mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.75mi

Listing history 19 events

1. 2026-06-18
   days on market $79,999 Active 70 DOM
2. 2026-06-17
   days on market $79,999 Active 69 DOM
3. 2026-06-16
   days on market $79,999 Active 68 DOM
4. 2026-06-15
   days on market $79,999 Active 67 DOM
5. 2026-06-13
   days on market $79,999 Active 65 DOM
6. 2026-06-09
   days on market $79,999 Active 61 DOM
7. 2026-06-08
   days on market $79,999 Active 60 DOM
8. 2026-06-07
   days on market $79,999 Active 59 DOM
9. 2026-06-03
   days on market $79,999 Active 55 DOM
10. 2026-06-02
    days on market $79,999 Active 54 DOM
11. 2026-06-01
    days on market $79,999 Active 53 DOM
12. 2026-05-31
    days on market $79,999 Active 52 DOM
13. 2026-04-18
    price $79,999 1109-char remark

    Show marketing remark (1109 chars)

    Turnkey cash flow opportunity in the heart of Jennings! This 1-bedroom bungalow is a perfect addition to any investor’s portfolio—whether you’re just getting started or looking to scale—with performance that exceeds the sought-after 1% rule. This fully leased property is already producing income with subsidized rent at $900/month, secured through October 2026, providing immediate and stable cash flow from day one. The home underwent a recent rehab in September 2025, featuring fresh interior paint, durable LVP flooring throughout, a new bathtub, three new A/C units, and various foundational updates—making this a truly turnkey, low-maintenance investment. The partially finished basement adds further upside, complete with a half bath and walk-out access. With minimal effort, this space could be converted into an additional bedroom, increasing both rental value and long-term equity. Opportunities like this—stabilized, updated, and income-producing—don’t last long in the St. Louis rental market. Add this cash-flowing asset to your portfolio today!

14. 2026-04-09
    listed $85,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Turnkey cash flow opportunity in the heart of Jennings! This 1-bedroom bungalow is a perfect addition to any investor’s portfolio—whether you’re just getting started or looking to scale—with performance that exceeds the sought-after 1% rule. This fully leased property is already producing income with subsidized rent at $900/month, secured through October 2026, providing immediate and stable cash flow from day one. The home underwent a recent rehab in September 2025, featuring fresh interior paint, durable LVP flooring throughout, a new bathtub, three new A/C units, and various foundational updates—making this a truly turnkey, low-maintenance investment. The partially finished basement adds further upside, complete with a half bath and walk-out access. With minimal effort, this space could be converted into an additional bedroom, increasing both rental value and long-term equity. Opportunities like this—stabilized, updated, and income-producing—don’t last long in the St. Louis rental market. Add this cash-flowing asset to your portfolio today!

15. 2022-06-08
    soldstatus $110,800
16. 2020-12-08
    soldstatus $84,000
17. 2004-08-27
    soldstatus $51,600
18. 1997-08-20
    soldstatus
19. 1995-09-01
    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: $647 · $54/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$129/yr (+$11/mo · 20.0%)

ⓘ 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 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: $13,280
• − Mortgage interest: −$4,481
• − Property taxes: −$647
• − Insurance: −$400
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,327
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,618/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 — Jennings

• Score: 67/100
• State rank: #208
• US rank: #10499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, 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

+55.0% since first listed

7 events — show timeline

• 2026-04-18 Price Changed $79,999 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $85,000 MARIS as Distributed by MLS Grid
• 2022-06-08 Sold (Public Records) $110,800 Public Records
• 2020-12-08 Sold (Public Records) $84,000 Public Records
• 2004-08-27 Sold (Public Records) $51,600 Public Records
• 1997-08-20 Sold (Public Records) — Public Records
• 1995-09-01 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2022): $647 · +1.5% YoY. Source: county tax records.