8327 Eton Pl · Jennings, MO 63136

$32,500

1 bd · 1.0 ba · 750 sqft · SingleFamily public records · 168 Days on market

Built 1928 3,676 sqft lot $43/sqft · 42% below area Est $56k · 42% under ↓ 16% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

Key facts

• 3,676 sq ft lot
• Built 1928
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 12.0% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Woodland Elem. (math 5% / reading 15%, grade F, #1,027 of 1,115 statewide, top 93%, 256 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 30% 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 $1k of equity ($225 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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: 3.22% ✓
• Cap rate: 27.63%
• Cash-on-cash: 76.21%
• DSCR: 4.39
• GRM: 2.6

CMA / ARV

• ARV (median comp): $55,711
• List price: $32,500
• Delta: -41.66%
• Verdict: UNDERPRICED
• 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	0.02mi	2/1.0 (+1)	750 (0%)	3mo	$22,500	$30	92
8340 Eton Pl	0.03mi	2/1.0 (+1)	750 (0%)	8mo	$50,000	$67	87
8810 Clifton Ave	0.55mi	1/1.0	750 (0%)	2mo	$38,500	$51	73
7521 Chandler Ave	0.54mi	2/1.0 (+1)	772 (+3%)	7mo	$76,400	$99	59
2604 Avie Dr	0.38mi	2/1.0 (+1)	825 (+10%)	3mo	$99,900	$121	58
7439 Embury Ct	0.61mi	2/1.0 (+1)	792 (+6%)	2mo	$69,000	$87	56
5526 Jennings Station Rd	0.62mi	2/1.0 (+1)	768 (+2%)	8mo	$70,000	$91	56
8320 Lucas And Hunt Rd	0.59mi	2/2.0 (+1)	720 (-4%)	5mo	$60,000	$83	53
8816 Cozens Ave	0.54mi	2/1.0 (+1)	832 (+11%)	0mo	$55,000	$66	51
8825 Tyrell Dr	0.72mi	2/1.0 (+1)	770 (+3%)	7mo	$79,900	$104	51
8820 Eichler Pl	0.74mi	2/2.0 (+1)	773 (+3%)	8mo	$19,900	$26	45
5515 Hodiamont Ave	0.72mi	2/1.0 (+1)	818 (+9%)	8mo	$60,000	$73	40

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: 83.4%
• Equity multiple: 5.86×
• Total profit: $44,245
• Equity at exit: $16,081

10-year hold

• IRR: 83.0%
• Equity multiple: 12.83×
• Total profit: $107,665
• Equity at exit: $25,989

Cash invested: $9,100 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$170
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $578

Break-even live

Break-even rent $314

Max offer price $32,500

Occupancy floor 40%

Sensitivity live

Price	-10% $596	-5% $587	+0% $578	+5% $569	+10% $560
Rent	-10% $495	-5% $537	+0% $578	+5% $619	+10% $661
Rate	-1.0pp $594	-0.5pp $586	base $578	+0.5pp $569	+1.0pp $561

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.03mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	0.03mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.04mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.23mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.33mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.36mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	0.43mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.48mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.48mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	25d	1	0.49mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.50mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.53mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	45d	1	0.53mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	6d	1	0.54mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	0.54mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	18d	1	0.55mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	0.55mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	0.57mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	22d	1	0.60mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.61mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.61mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	0.61mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	0.62mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	0.63mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	0.65mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	25d	1	0.70mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	45d	1	0.71mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	45d	1	0.74mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.79mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.79mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.80mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.82mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	0.85mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	0.85mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	0.86mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	19d	1	0.86mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	0.87mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$780	$1.30	0d	6	0.90mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	0.94mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	22d	1	0.95mi

Listing history 16 events

1. 2026-06-13
   days on market $32,500 Active 168 DOM
2. 2026-06-09
   days on market $32,500 Active 164 DOM
3. 2026-06-08
   days on market $32,500 Active 163 DOM
4. 2026-06-07
   days on market $32,500 Active 162 DOM
5. 2026-06-03
   days on market $32,500 Active 158 DOM
6. 2026-06-02
   days on market $32,500 Active 157 DOM
7. 2026-06-01
   days on market $32,500 Active 156 DOM
8. 2026-05-31
   days on market $32,500 Active 155 DOM
9. 2026-05-18
   status Pending 299-char remark

   Show marketing remark (299 chars)

   This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

10. 2026-03-13
    price $32,500 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

11. 2026-01-28
    price $35,500 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

12. 2025-12-24
    status Active 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

13. 2025-12-19
    status Pending 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

14. 2025-12-15
    listed $38,900 Active 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

15. 2025-12-14
    historical $38,900 299-char remark

    Show marketing remark (299 chars)

    This 2 bedroom 1 bath is waiting to be brought back to life. New dry wall through out, new electrical, everything else is a blank page waiting for its story to be written. Selling "as is", seller will do no repairs or inspections. Buyers to do their due diligence before making an offer.

16. 2003-12-30
    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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,546
• − Mortgage interest: −$1,821
• − Property taxes: −$769
• − Insurance: −$162
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$945
• Taxable income: $6,841
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $5,293/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

-16.5% since first listed

8 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $32,500 MARIS as Distributed by MLS Grid
• 2026-01-28 Price Changed $35,500 MARIS as Distributed by MLS Grid
• 2025-12-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-19 Pending — MARIS as Distributed by MLS Grid
• 2025-12-15 Listed $38,900 MARIS as Distributed by MLS Grid
• 2025-12-14 Coming Soon $38,900 MARIS as Distributed by MLS Grid
• 2003-12-30 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2022): $769 · +1.5% YoY. Source: county tax records.