2413 Switzer Ave · Jennings, MO 63136

$6,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 22 Days on market

Built 1925 5,998 sqft lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming ranch-style home with classic 1920s character and modern essentials. Featuring 2 bedrooms, 1 bath, a wood-burning fireplace, full basement, and detached garage. Situated on a generous lot, with convenient access to Jennings schools and neighborhood amenities. Excellent opportunity for first-time buyers or investors with a keen eye.

Key facts

• Generous lot
• Full basement
• Detached garage

Tags

• WOOD BURNING FIREPLACE
• FULL BASEMENT
• DETACHED GARAGE
• GENEROUS LOT
• CONVENIENT ACCESS TO SCHOOLS
• NEIGHBORHOOD AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $6k (1.5% below list) — sets the bar for market timing.
• Cap rate 179.6% 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: Northview Elem. (math 3% / reading 20%, grade F, #1,022 of 1,115 statewide, top 92%, 524 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 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 $268 of equity ($41 loan paydown + $227 appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,910 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 19.15% ✓
• Cap rate: 179.56%
• Cash-on-cash: 618.81%
• DSCR: 28.53
• GRM: 0.4

CMA / ARV

• ARV (on-the-fly): $41,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8816 Cozens Ave	0.33mi	2/1.0	832 (+3%)	0mo	$55,000	$66	79
2604 Avie Dr	0.35mi	2/1.0	825 (+2%)	3mo	$99,900	$121	77
8339 Eton Pl	0.20mi	2/1.0	750 (-7%)	3mo	$22,500	$30	77
2425 Shirley Ave	0.08mi	2/1.0	896 (+11%)	2mo	$34,900	$39	76
2509 Shirley Ave	0.13mi	2/1.0	884 (+10%)	4mo	$59,900	$68	75
5811 Helen Ave	0.48mi	3/1.0 (+1)	806 (0%)	1mo	$29,900	$37	72
8810 Clifton Ave	0.36mi	1/1.0 (-1)	750 (-7%)	2mo	$38,500	$51	65
8821 Eichler Pl	0.54mi	2/1.0	747 (-7%)	2mo	$30,000	$40	61
8808 Clifton Ave	0.36mi	2/1.0	912 (+13%)	2mo	$29,900	$33	60
2554 Main St	0.23mi	3/1.0 (+1)	920 (+14%)	2mo	$15,000	$16	59
5636 Sunbury Ave	0.67mi	2/1.0	870 (+8%)	3mo	$74,900	$86	53
5544 Sapphire Ave	0.69mi	3/1.0 (+1)	888 (+10%)	3mo	$115,000	$130	43

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: —
• Equity multiple: 35.82×
• Total profit: $58,495
• Equity at exit: $2,969

10-year hold

• IRR: —
• Equity multiple: 80.94×
• Total profit: $134,303
• Equity at exit: $4,798

Cash invested: $1,680 (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: 0.4×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $866

Break-even live

Break-even rent $52

Max offer price $6,000

Occupancy floor 20%

Sensitivity live

Price	-10% $870	-5% $868	+0% $866	+5% $864	+10% $862
Rent	-10% $776	-5% $821	+0% $866	+5% $912	+10% $957
Rate	-1.0pp $869	-0.5pp $868	base $866	+0.5pp $865	+1.0pp $863

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	0.03mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	0.05mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	18d	1	0.14mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	0.21mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.21mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.22mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	18d	1	0.32mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	0.38mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	0.38mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.38mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	0.39mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	19d	1	0.43mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.47mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.49mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.53mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.56mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	0.56mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.56mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	14d	1	0.57mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	45d	1	0.59mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.60mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.60mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	45d	1	0.61mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	25d	1	0.64mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$950	$1.58	0d	6	0.67mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.68mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	6d	1	0.69mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	45d	1	0.71mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.71mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.72mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	0.75mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.76mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	0.77mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	22d	1	0.78mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	0.78mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	0.80mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.84mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	25d	1	0.85mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	0.87mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	0.87mi

Listing history 8 events

1. 2025-09-22
   status Pending
2. 2025-09-15
   price $6,000
3. 2025-09-12
   price $8,000
4. 2025-09-06
   price $10,000
5. 2025-08-31
   listed $17,000 Active
6. 2016-06-28
   soldstatus
7. 1995-02-22
   soldstatus $5,001
8. 1976-06-02
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $13,789
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$175
• Taxable income: $10,952
• Est. tax owed @ 24.0%: −$2,629
• After-tax cash flow: $7,767/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

+20.0% since first listed

8 events — show timeline

• 2025-09-22 Pending — MARIS as Distributed by MLS Grid
• 2025-09-15 Price Changed $6,000 MARIS as Distributed by MLS Grid
• 2025-09-12 Price Changed $8,000 MARIS as Distributed by MLS Grid
• 2025-09-06 Price Changed $10,000 MARIS as Distributed by MLS Grid
• 2025-08-31 Listed $17,000 MARIS as Distributed by MLS Grid
• 2016-06-28 Sold (Public Records) — Public Records
• 1995-02-22 Sold (Public Records) $5,001 Public Records
• 1976-06-02 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2022): $484 · +1.5% YoY. Source: county tax records.