2582 Main St · Jennings, MO 63136

$100,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 69 Days on market

Built 1956 0.27 ac lot $83/sqft · 36% above area Est $74k · 36% over

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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 +26.5/30.0
• DSCR +9.0/10.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• 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

Nestled in the heart of St. Louis, MO, this charming 3-bedroom, 1-bath home at 2582 Main St offers the perfect blend of comfort and convenience. Presented by Renters Warehouse, this recently upgraded property boasts a spacious 1200 sq. ft. layout, ideal for modern living. Located in the vibrant 63136 zip code, you'll enjoy easy access to local parks, shopping, dining, and excellent schools. Step inside to find beautifully updated floors, a bright and airy living area, and a well-appointed kitchen ready for your culinary adventures.

Key facts

• 0.27 acre lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 12.2% in Jennings — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $73,658
• List price: $100,000
• Delta: 35.76%
• 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
2538 Oepts Ave	0.19mi	3/1.5 (+1)	1,144 (-5%)	7mo	$40,000	$35	70
7452 Chandler Ave	0.38mi	3/1.0 (+1)	1,119 (-7%)	5mo	$109,000	$97	62
5611 Leverette Ave	0.62mi	3/1.0 (+1)	1,228 (+2%)	4mo	$95,000	$77	58
7441 Calvin Ave	0.40mi	3/1.0 (+1)	1,068 (-11%)	3mo	$99,500	$93	55
8 Jendale Ct	0.59mi	2/2.0	1,127 (-6%)	4mo	$125,000	$111	55
8819 May Ave	0.69mi	2/1.0	1,074 (-10%)	0mo	$100,000	$93	50
8870 Saint Cyr Dr	0.75mi	3/1.0 (+1)	1,131 (-6%)	2mo	$39,900	$35	49
24 Lamar Dr	0.50mi	2/1.0	1,022 (-15%)	4mo	$99,900	$98	49
2418 Petrova Ave	0.66mi	3/1.5 (+1)	1,288 (+7%)	7mo	$60,000	$47	44
7220 Eunice Ave	0.62mi	2/1.0	1,035 (-14%)	5mo	$55,900	$54	44
9305 Scottdale Ave	0.73mi	3/2.0 (+1)	1,280 (+7%)	3mo	$60,000	$47	44
7410 Greenport Dr	0.70mi	3/1.0 (+1)	1,081 (-10%)	7mo	$121,500	$112	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: 19.0%
• Equity multiple: 2.14×
• Total profit: $31,983
• Equity at exit: $49,479

10-year hold

• IRR: 20.7%
• Equity multiple: 4.35×
• Total profit: $93,890
• Equity at exit: $79,966

Cash invested: $28,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $209

Break-even live

Break-even rent $897

Max offer price $100,000

Occupancy floor 77%

Sensitivity live

Price	-10% $266	-5% $237	+0% $209	+5% $181	+10% $152
Rent	-10% $117	-5% $163	+0% $209	+5% $255	+10% $301
Rate	-1.0pp $259	-0.5pp $235	base $209	+0.5pp $183	+1.0pp $157

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.09mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.16mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.20mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.27mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.32mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.37mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.37mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.38mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.38mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	0.39mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.39mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	0.40mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.41mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.45mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	0.49mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.53mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.53mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	0.54mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.58mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.63mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.64mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	0.65mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	0.65mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.68mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.70mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.71mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.72mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.78mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.79mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.80mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.81mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.81mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.84mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.90mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.96mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.98mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	1.04mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.07mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	1.08mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	1.11mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 69 DOM
2. 2026-06-17
   days on market $100,000 Active 68 DOM
3. 2026-06-16
   days on market $100,000 Active 67 DOM
4. 2026-06-15
   days on market $100,000 Active 66 DOM
5. 2026-06-13
   days on market $100,000 Active 64 DOM
6. 2026-06-09
   days on market $100,000 Active 60 DOM
7. 2026-06-08
   days on market $100,000 Active 59 DOM
8. 2026-06-07
   days on market $100,000 Active 58 DOM
9. 2026-06-03
   days on market $100,000 Active 54 DOM
10. 2026-06-02
    days on market $100,000 Active 53 DOM
11. 2026-06-01
    days on market $100,000 Active 52 DOM
12. 2026-05-31
    days on market $100,000 Active 51 DOM
13. 2026-04-11
    listed $100,000 Active 538-char remark

    Show marketing remark (538 chars)

    Nestled in the heart of St. Louis, MO, this charming 3-bedroom, 1-bath home at 2582 Main St offers the perfect blend of comfort and convenience. Presented by Renters Warehouse, this recently upgraded property boasts a spacious 1200 sq. ft. layout, ideal for modern living. Located in the vibrant 63136 zip code, you'll enjoy easy access to local parks, shopping, dining, and excellent schools. Step inside to find beautifully updated floors, a bright and airy living area, and a well-appointed kitchen ready for your culinary adventures.

14. 2026-04-10
    historical $100,000 538-char remark

    Show marketing remark (538 chars)

    Nestled in the heart of St. Louis, MO, this charming 3-bedroom, 1-bath home at 2582 Main St offers the perfect blend of comfort and convenience. Presented by Renters Warehouse, this recently upgraded property boasts a spacious 1200 sq. ft. layout, ideal for modern living. Located in the vibrant 63136 zip code, you'll enjoy easy access to local parks, shopping, dining, and excellent schools. Step inside to find beautifully updated floors, a bright and airy living area, and a well-appointed kitchen ready for your culinary adventures.

15. 2025-12-03
    price $90,000
16. 2025-10-20
    listed $100,000 Active
17. 2025-10-18
    historical
18. 2021-03-23
    soldstatus $80,500
19. 2014-09-26
    soldstatus $81,000
20. 2012-07-16
    soldstatus $86,000
21. 2006-04-12
    soldstatus
22. 1996-12-17
    soldstatus
23. 1996-10-18
    soldstatus
24. 1993-08-05
    soldstatus $30,500
25. 1980-01-01
    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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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 7/10 Severe FEMA zone X (unshaded) · 77% 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: $13,945
• − Mortgage interest: −$5,602
• − Property taxes: −$1,048
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,909
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,272/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

+227.9% since first listed

13 events — show timeline

• 2026-04-11 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Listed $100,000 MARIS as Distributed by MLS Grid
• 2025-10-18 Coming Soon — MARIS as Distributed by MLS Grid
• 2021-03-23 Sold (Public Records) $80,500 Public Records
• 2014-09-26 Sold (Public Records) $81,000 Public Records
• 2012-07-16 Sold (Public Records) $86,000 Public Records
• 2006-04-12 Sold (Public Records) — Public Records
• 1996-12-17 Sold (Public Records) — Public Records
• 1996-10-18 Sold (Public Records) — Public Records
• 1993-08-05 Sold (Public Records) $30,500 Public Records
• 1980-01-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2022): $1,048 · +1.5% YoY. Source: county tax records.