5601 Leverette Ave · Country Club Hills, MO 63136

$95,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 30 Days on market

Built 1941 4,181 sqft lot $122/sqft · 55% above area

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.9/10.0
• 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

This 2-bedroom, 1-bathroom home sits on a nice, corner lot in a quiet, established neighborhood. The main level features a combination of hardwood floors and luxury laminate, and the interior has been updated with new appliances. The home is very clean and well-maintained throughout, making it an easy move-in for any buyer. The walk-out basement offers additional space that could work for storage, a hobby room, or casual entertaining. Off-street parking is available, and the low-maintenance exterior keeps upkeep manageable. Conveniently located within a reasonable distance of the airport, UMSL, and everyday amenities, this solid starter home would also make a great investment opportunity for those looking to add to their portfolio.

Key facts

• 4,181 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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.
• 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 25d 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 34% 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 ($657 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $95k implies a 375% 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 $93,575 (1.5% 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: 1.21% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $61,119
• List price: $95,000
• Delta: 55.43%
• 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
7439 Embury Ct	0.31mi	2/1.0	792 (+2%)	2mo	$69,000	$87	82
7521 Chandler Ave	0.27mi	2/1.0	772 (-1%)	7mo	$76,400	$99	80
7431 Esterbrook Dr	0.30mi	3/1.0 (+1)	792 (+2%)	2mo	$110,000	$139	77
5636 Sunbury Ave	0.15mi	2/1.0	870 (+12%)	3mo	$74,900	$86	71
7421 Pleaseway Dr	0.13mi	2/1.0	873 (+12%)	8mo	$60,000	$69	67
2604 Avie Dr	0.53mi	2/1.0	825 (+6%)	3mo	$99,900	$121	63
8320 Lucas And Hunt Rd	0.36mi	2/2.0	720 (-8%)	5mo	$60,000	$83	62
8339 Eton Pl	0.70mi	2/1.0	750 (-4%)	3mo	$22,500	$30	59
7443 Embury Ct	0.28mi	3/1.0 (+1)	874 (+12%)	6mo	$59,999	$69	57
8340 Eton Pl	0.72mi	2/1.0	750 (-4%)	8mo	$50,000	$67	54
5544 Sapphire Ave	0.41mi	3/1.0 (+1)	888 (+14%)	3mo	$115,000	$130	50
7121 Lamont Dr	0.72mi	2/1.0	716 (-8%)	9mo	$50,000	$70	45

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: 23.1%
• Equity multiple: 2.38×
• Total profit: $36,771
• Equity at exit: $47,005

10-year hold

• IRR: 24.3%
• Equity multiple: 4.88×
• Total profit: $103,151
• Equity at exit: $75,968

Cash invested: $26,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $298

Break-even live

Break-even rent $772

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $352	-5% $325	+0% $298	+5% $271	+10% $244
Rent	-10% $207	-5% $253	+0% $298	+5% $343	+10% $389
Rate	-1.0pp $346	-0.5pp $322	base $298	+0.5pp $273	+1.0pp $248

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: $23,750
• Closing costs: $2,850
• 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	5d	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	5d	1	0.17mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	0.21mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.26mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	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
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	17d	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	17d	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	21d	1	1.08mi
6188 Dupree Ave Saint Louis, MO	3.0	1.5	972	$1,300	$1.34	44d	1	1.13mi

Listing history 8 events

1. 2026-04-28
   price $95,000 741-char remark

   Show marketing remark (741 chars)

   This 2-bedroom, 1-bathroom home sits on a nice, corner lot in a quiet, established neighborhood. The main level features a combination of hardwood floors and luxury laminate, and the interior has been updated with new appliances. The home is very clean and well-maintained throughout, making it an easy move-in for any buyer. The walk-out basement offers additional space that could work for storage, a hobby room, or casual entertaining. Off-street parking is available, and the low-maintenance exterior keeps upkeep manageable. Conveniently located within a reasonable distance of the airport, UMSL, and everyday amenities, this solid starter home would also make a great investment opportunity for those looking to add to their portfolio.

2. 2026-04-22
   listed $105,000 Active 741-char remark

   Show marketing remark (741 chars)

   This 2-bedroom, 1-bathroom home sits on a nice, corner lot in a quiet, established neighborhood. The main level features a combination of hardwood floors and luxury laminate, and the interior has been updated with new appliances. The home is very clean and well-maintained throughout, making it an easy move-in for any buyer. The walk-out basement offers additional space that could work for storage, a hobby room, or casual entertaining. Off-street parking is available, and the low-maintenance exterior keeps upkeep manageable. Conveniently located within a reasonable distance of the airport, UMSL, and everyday amenities, this solid starter home would also make a great investment opportunity for those looking to add to their portfolio.

3. 2026-04-22
   historical $105,000 741-char remark

   Show marketing remark (741 chars)

   This 2-bedroom, 1-bathroom home sits on a nice, corner lot in a quiet, established neighborhood. The main level features a combination of hardwood floors and luxury laminate, and the interior has been updated with new appliances. The home is very clean and well-maintained throughout, making it an easy move-in for any buyer. The walk-out basement offers additional space that could work for storage, a hobby room, or casual entertaining. Off-street parking is available, and the low-maintenance exterior keeps upkeep manageable. Conveniently located within a reasonable distance of the airport, UMSL, and everyday amenities, this solid starter home would also make a great investment opportunity for those looking to add to their portfolio.

4. 2025-11-05
   listed $125,000 Active
5. 2015-06-04
   soldstatus $20,000
6. 2015-06-02
   soldstatus Closed
7. 2015-05-06
   historical
8. 2015-04-09
   listed $25,900 Active

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$54/yr (+$4/mo · 6.2%)

ⓘ 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: $13,794
• − Mortgage interest: −$5,321
• − Property taxes: −$868
• − Insurance: −$475
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,764
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,058/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

+266.8% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2025-11-05 Listed $125,000 MARIS as Distributed by MLS Grid
• 2015-06-04 Sold (Public Records) $20,000 Public Records
• 2015-06-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-05-06 Delisted — MARIS as Distributed by MLS Grid
• 2015-04-09 Listed $25,900 MARIS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2022): $868 · +1.3% YoY. Source: county tax records.