7046 Emma Ave · Jennings, MO 63136

$139,900

5 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 103 Days on market

Built 1925 6,677 sqft lot Est $217k · 36% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +6.9/10.0
• 1% rule +6.8/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

OUTSTANDING INVESTMENT OPPORTUNITY!!! Located in Jennings, this 2-story home is sure to move quickly! Calling all rehabbers! Your perfect opportunity awaits! This home features, bright and spacious rooms, a family room and a separate dining room all on the main floor! Upstairs you will find four bedrooms and another full bathroom! Outside you will find a large yard and off-street parking!! Schedule a showing today!

Key facts

• Custom cabinetry
• Large windows
• Freshly painted

Tags

• HARDWOOD FLOORS
• LUXURY VINYL FLOORING
• CUSTOM CABINETRY
• LARGE WINDOWS
• UPDATED BATHROOMS
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% 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: crime F, amenities F, employment 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: Fairview Primary (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 267 students, 100% FRL); Rose Johnson Jennings Jr. High (math 10% / reading 23%, grade F, #357 of 391 statewide, top 91%, 361 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); 376 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $1,649/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 3085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($967 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.18% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $217,350
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4711 Fletcher St	0.61mi	4/2.0 (-1)	1,894 (+0%)	20mo	$188,900	$100	49
6303 Lucille Ave	0.61mi	5/3.5	1,740 (-8%)	4mo	$200,000	$115	49

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: 22.2%
• Equity multiple: 2.33×
• Total profit: $52,128
• Equity at exit: $69,221

10-year hold

• IRR: 23.5%
• Equity multiple: 4.76×
• Total profit: $147,266
• Equity at exit: $111,873

Cash invested: $39,172 (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: 376
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $409

Break-even live

Break-even rent $1,132

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $488	-5% $448	+0% $409	+5% $369	+10% $329
Rent	-10% $278	-5% $343	+0% $409	+5% $474	+10% $539
Rate	-1.0pp $479	-0.5pp $444	base $409	+0.5pp $372	+1.0pp $335

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	25d	1	1.26mi

Listing history 9 events

1. 2026-01-09
   status Pending
2. 2025-12-05
   price $139,900
3. 2025-11-26
   status Active
4. 2025-11-25
   status Pending
5. 2025-10-16
   price $144,900
6. 2025-09-27
   listed $149,900 Active
7. 2019-05-10
   soldstatus Closed 418-char remark

   Show marketing remark (418 chars)

   OUTSTANDING INVESTMENT OPPORTUNITY!!! Located in Jennings, this 2-story home is sure to move quickly! Calling all rehabbers! Your perfect opportunity awaits! This home features, bright and spacious rooms, a family room and a separate dining room all on the main floor! Upstairs you will find four bedrooms and another full bathroom! Outside you will find a large yard and off-street parking!! Schedule a showing today!

8. 2019-04-23
   status Pending 418-char remark

   Show marketing remark (418 chars)

   OUTSTANDING INVESTMENT OPPORTUNITY!!! Located in Jennings, this 2-story home is sure to move quickly! Calling all rehabbers! Your perfect opportunity awaits! This home features, bright and spacious rooms, a family room and a separate dining room all on the main floor! Upstairs you will find four bedrooms and another full bathroom! Outside you will find a large yard and off-street parking!! Schedule a showing today!

9. 2019-03-02
   listed $19,900 Active 418-char remark

   Show marketing remark (418 chars)

   OUTSTANDING INVESTMENT OPPORTUNITY!!! Located in Jennings, this 2-story home is sure to move quickly! Calling all rehabbers! Your perfect opportunity awaits! This home features, bright and spacious rooms, a family room and a separate dining room all on the main floor! Upstairs you will find four bedrooms and another full bathroom! Outside you will find a large yard and off-street parking!! Schedule a showing today!

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$132/yr (+$11/mo · 10.8%)

ⓘ 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: $19,787
• − Mortgage interest: −$7,837
• − Property taxes: −$1,225
• − Insurance: −$700
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,070
• Taxable income: $2,790
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $4,234/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

+603.0% since first listed

9 events — show timeline

• 2026-01-09 Pending — MARIS as Distributed by MLS Grid
• 2025-12-05 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2025-11-26 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-25 Pending — MARIS as Distributed by MLS Grid
• 2025-10-16 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2025-09-27 Listed $149,900 MARIS as Distributed by MLS Grid
• 2019-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-04-23 Pending — MARIS as Distributed by MLS Grid
• 2019-03-02 Listed $19,900 MARIS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2022): $1,225 · +1.5% YoY. Source: county tax records.