8831 May Ave · Jennings, MO 63136

$87,500

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 85 Days on market

Built 1927 7,230 sqft lot $80/sqft · 30% above area Est $67k · 30% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for a solid investment that’s already producing income? This 2 bedroom, 1 bathroom home is the perfect opportunity to add to your portfolio. Currently rented at $1,200 per month, this property offers steady cash flow from day one. The home is in good condition, giving peace of mind to any buyer. With a reliable tenant already in place, you can skip the stress of marketing and leasing—just step right into ownership and start collecting returns. Whether you’re a seasoned investor or just starting out, this property checks all the boxes: - Turnkey rental with income in place - Tenant pays $1,200/month - Low-maintenance and in good shape - Affordable entry point with strong ROI potential Don’t miss the chance to own a property that works as hard as you do. Pictures were taken before tenant

Key facts

• 7,230 sq ft lot
• Garage
• Built 1927

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $82k (6.0% 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: 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); 376 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); 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 ($605 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1927 — 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: 1.35% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (median comp): $67,413
• List price: $87,500
• Delta: 29.80%
• 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
8819 May Ave	0.06mi	2/1.0	1,074 (-2%)	0mo	$100,000	$93	94
2026 Mclaran Ave	0.32mi	2/1.0	1,026 (-6%)	1mo	$89,500	$87	74
8930 Sides Ct	0.32mi	3/1.5 (+1)	1,008 (-8%)	1mo	$65,000	$64	64
24 Lamar Dr	0.47mi	2/1.0	1,022 (-6%)	4mo	$99,900	$98	64
8870 Saint Cyr Dr	0.56mi	3/1.0 (+1)	1,131 (+4%)	2mo	$39,900	$35	62
1719 Veronica Ave	0.55mi	2/1.0	984 (-10%)	2mo	$94,500	$96	57
7117 W Florissant Ave	0.65mi	2/1.0	992 (-9%)	1mo	$77,000	$78	54
9426 Westchester Dr	0.70mi	2/1.0	982 (-10%)	1mo	$68,900	$70	50
9456 Bagley Dr	0.72mi	2/2.0	982 (-10%)	2mo	$55,000	$56	44
9468 Halls Ferry Rd	0.66mi	3/0.5 (+1)	975 (-11%)	2mo	$67,500	$69	42
9418 Pattonwood Dr	0.73mi	3/2.0 (+1)	982 (-10%)	3mo	$134,450	$137	38
8871 Boyce Pl	0.66mi	3/2.0 (+1)	1,250 (+14%)	4mo	$149,900	$120	33

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: 24.8%
• Equity multiple: 2.48×
• Total profit: $36,341
• Equity at exit: $43,294

10-year hold

• IRR: 25.9%
• Equity multiple: 5.13×
• Total profit: $101,170
• Equity at exit: $69,970

Cash invested: $24,500 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$459
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $309

Break-even live

Break-even rent $787

Max offer price $87,500

Occupancy floor 69%

Sensitivity live

Price	-10% $358	-5% $334	+0% $309	+5% $284	+10% $259
Rent	-10% $216	-5% $262	+0% $309	+5% $355	+10% $402
Rate	-1.0pp $353	-0.5pp $331	base $309	+0.5pp $286	+1.0pp $263

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.12mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	16d	1	0.34mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.38mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.38mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	19d	1	0.42mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.42mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.45mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.46mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	0.46mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.52mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	0.52mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.62mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.62mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.63mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.71mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.71mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	0.73mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.76mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.81mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.83mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	45d	1	0.85mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	0.85mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	45d	1	0.85mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	45d	1	0.90mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.90mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.91mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.92mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	0.93mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.95mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.95mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.96mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.96mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.99mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.99mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	1.01mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	1.05mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	1.06mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	45d	1	1.10mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	1.11mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	45d	1	1.11mi

Listing history 33 events

1. 2026-06-21
   days on market $87,500 Active 85 DOM
2. 2026-06-18
   days on market $87,500 Active 82 DOM
3. 2026-06-17
   days on market $87,500 Active 81 DOM
4. 2026-06-16
   days on market $87,500 Active 80 DOM
5. 2026-06-15
   days on market $87,500 Active 79 DOM
6. 2026-06-13
   days on market $87,500 Active 77 DOM
7. 2026-06-09
   days on market $87,500 Active 73 DOM
8. 2026-06-08
   days on market $87,500 Active 72 DOM
9. 2026-06-07
   days on market $87,500 Active 71 DOM
10. 2026-06-03
    days on market $87,500 Active 67 DOM
11. 2026-06-02
    days on market $87,500 Active 66 DOM
12. 2026-06-01
    days on market $87,500 Active 65 DOM
13. 2026-05-31
    days on market $87,500 Active 64 DOM
14. 2026-03-28
    listed $87,500 Active 833-char remark

    Show marketing remark (833 chars)

    Looking for a solid investment that’s already producing income? This 2 bedroom, 1 bathroom home is the perfect opportunity to add to your portfolio. Currently rented at $1,200 per month, this property offers steady cash flow from day one. The home is in good condition, giving peace of mind to any buyer. With a reliable tenant already in place, you can skip the stress of marketing and leasing—just step right into ownership and start collecting returns. Whether you’re a seasoned investor or just starting out, this property checks all the boxes: - Turnkey rental with income in place - Tenant pays $1,200/month - Low-maintenance and in good shape - Affordable entry point with strong ROI potential Don’t miss the chance to own a property that works as hard as you do. Pictures were taken before tenant

15. 2025-08-18
    listed $90,000 Active
16. 2024-12-22
    historical $1,125
17. 2024-11-20
    price $1,125
18. 2024-11-03
    price $1,185
19. 2024-09-27
    price $1,225
20. 2024-09-14
    listed $1,275
21. 2020-12-14
    soldstatus $79,900
22. 2020-11-12
    soldstatus $29,000
23. 2020-10-21
    soldstatus Closed
24. 2020-09-29
    status Pending
25. 2020-09-15
    listed $13,900 Active
26. 2013-07-25
    soldstatus $500,000
27. 2010-05-04
    soldstatus $17,900
28. 2006-11-08
    soldstatus $105,000
29. 2006-06-29
    soldstatus $95,000
30. 2006-02-06
    soldstatus $48,000
31. 2003-10-31
    soldstatus $75,500
32. 2001-05-02
    soldstatus $32,000
33. 1998-07-15
    soldstatus $55,625

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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: $14,135
• − Mortgage interest: −$4,901
• − Property taxes: −$1,515
• − Insurance: −$438
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,545
• Taxable income: $2,474
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,114/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

+57.3% since first listed

20 events — show timeline

• 2026-03-28 Listed $87,500 MARIS as Distributed by MLS Grid
• 2025-08-18 Listed $90,000 MARIS as Distributed by MLS Grid
• 2024-12-22 Rental Removed $1,125 BUILDIUM
• 2024-11-20 Price Changed $1,125 BUILDIUM
• 2024-11-03 Price Changed $1,185 BUILDIUM
• 2024-09-27 Price Changed $1,225 BUILDIUM
• 2024-09-14 Listed for Rent $1,275 BUILDIUM
• 2020-12-14 Sold (Public Records) $79,900 Public Records
• 2020-11-12 Sold (Public Records) $29,000 Public Records
• 2020-10-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-29 Pending — MARIS as Distributed by MLS Grid
• 2020-09-15 Listed $13,900 MARIS as Distributed by MLS Grid
• 2013-07-25 Sold (Public Records) $500,000 Public Records
• 2010-05-04 Sold (Public Records) $17,900 Public Records
• 2006-11-08 Sold (Public Records) $105,000 Public Records
• 2006-06-29 Sold (Public Records) $95,000 Public Records
• 2006-02-06 Sold (Public Records) $48,000 Public Records
• 2003-10-31 Sold (Public Records) $75,500 Public Records
• 2001-05-02 Sold (Public Records) $32,000 Public Records
• 1998-07-15 Sold (Public Records) $55,625 Public Records

Property tax history

+15.5%/yr

Latest (2022): $1,515 · +1.5% YoY. Source: county tax records.