5250 Hamilton Ave · Jennings, MO 63136

$65,000

1 bd · 1.0 ba · 616 sqft · SingleFamily public records · 164 Days on market

Built 1928 3,201 sqft lot $106/sqft · 21% above area Est $54k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 +0.0/15.0

Listing remarks MLS

Move In Ready Shot Gun property in Jennings! This property offers an oversized living room and bedroom, eat in kitchen, and large lot. The unfinished basement has great storage. New Carpet throughout! Schedule your private showing today. Seller prefers to sell AS IS.

Key facts

• Great storage
• Eat in kitchen
• Unfinished basement

Tags

• OVERSIZED LIVING ROOM
• EAT IN KITCHEN
• LARGE LOT
• UNFINISHED BASEMENT
• GREAT STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $65k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.54% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $53,733
• List price: $65,000
• Delta: 20.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7028 Dawson Pl	0.35mi	1/—	602 (-2%)	15mo	$29,999	$50	67
5314 Hamilton Ave	0.06mi	2/1.0 (+1)	660 (+7%)	22mo	$60,000	$91	62
6062 Thekla	0.44mi	1/1.0	640 (+4%)	15mo	$36,000	$56	60
6342 Lena Ave	0.51mi	2/1.0 (+1)	678 (+10%)	2mo	$40,000	$59	53
5612 Janet Ave	0.58mi	1/1.0	560 (-9%)	7mo	$19,900	$36	52
5471 Janet Ave	0.41mi	2/1.0 (+1)	696 (+13%)	9mo	$30,000	$43	46
6340 Lena Ave	0.51mi	2/1.0 (+1)	648 (+5%)	22mo	$64,900	$100	44
5635 Hodiamont Ave	0.61mi	2/1.0 (+1)	580 (-6%)	18mo	$39,900	$69	42

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: 34.1%
• Equity multiple: 3.03×
• Total profit: $36,934
• Equity at exit: $32,161

10-year hold

• IRR: 34.5%
• Equity multiple: 6.34×
• Total profit: $97,270
• Equity at exit: $51,978

Cash invested: $18,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $382

Break-even live

Break-even rent $516

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.39mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.58mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	0.81mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.88mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	1.11mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	1.12mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	1.24mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 164 DOM
2. 2026-06-17
   days on market $65,000 Active 163 DOM
3. 2026-06-16
   days on market $65,000 Active 162 DOM
4. 2026-06-15
   days on market $65,000 Active 161 DOM
5. 2026-06-13
   days on market $65,000 Active 159 DOM
6. 2026-06-09
   days on market $65,000 Active 155 DOM
7. 2026-06-08
   days on market $65,000 Active 154 DOM
8. 2026-06-07
   days on market $65,000 Active 153 DOM
9. 2026-06-03
   days on market $65,000 Active 149 DOM
10. 2026-06-02
    days on market $65,000 Active 148 DOM
11. 2026-06-01
    days on market $65,000 Active 147 DOM
12. 2026-05-31
    days on market $65,000 Active 146 DOM
13. 2026-02-14
    price $65,000 267-char remark

    Show marketing remark (267 chars)

    Move In Ready Shot Gun property in Jennings! This property offers an oversized living room and bedroom, eat in kitchen, and large lot. The unfinished basement has great storage. New Carpet throughout! Schedule your private showing today. Seller prefers to sell AS IS.

14. 2026-01-05
    listed $75,000 Active 267-char remark

    Show marketing remark (267 chars)

    Move In Ready Shot Gun property in Jennings! This property offers an oversized living room and bedroom, eat in kitchen, and large lot. The unfinished basement has great storage. New Carpet throughout! Schedule your private showing today. Seller prefers to sell AS IS.

15. 2005-10-28
    soldstatus $11,000
16. 1996-09-23
    soldstatus
17. 1991-09-18
    soldstatus
18. 1991-09-18
    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: $475 · $40/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$156/yr (+$13/mo · 32.8%)

ⓘ 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: $11,994
• − Mortgage interest: −$3,641
• − Property taxes: −$475
• − Insurance: −$325
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,891
• Taxable income: $3,743
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,687/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

+490.9% since first listed

6 events — show timeline

• 2026-02-14 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-01-05 Listed $75,000 MARIS as Distributed by MLS Grid
• 2005-10-28 Sold (Public Records) $11,000 Public Records
• 1996-09-23 Sold (Public Records) — Public Records
• 1991-09-18 Sold (Public Records) — Public Records
• 1991-09-18 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2022): $475 · +1.5% YoY. Source: county tax records.