8805 Greenbrook Dr · Jennings, MO 63136

$99,900

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 19 Days on market

Built 1947 6,080 sqft lot $85/sqft · 28% above area Est $141k · 29% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.9/10.0
• 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

Welcome to 8805 Greenbrook Drive, a well updated 2 bedroom, 1.5 bathroom residence featuring a one car garage and basement. This property boasts recent updates including roof, HVAC, plumbing, water heater, windows and kitchen. Upon entering, the formal living room with wood flooring and expansive windows allow natural light to abound. A separate dining area provide additional space for entertaining. The primary bedroom is generously sized to take a king-sized bed. The eat-in kitchen has been updated. The main level family room is an addition to the house, complete with wood burning fireplace, storage, ceiling fan and leads to the back yard. The bathroom is updated. The partially finished basement offers recreation rooms, a half bathroom and ample storage space. A one-car garage with an automatic opener and double driveway complete this desirable features. Level fenced yard. Patio and Deck. Come see and make it your own.

Key facts

• 6,080 sq ft lot
• Garage
• Built 1947

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 $265 ($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: $98k (1.5% 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% 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 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.19% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $140,602
• List price: $99,900
• Delta: -28.95%
• 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
8819 May Ave	0.07mi	2/1.0	1,074 (-8%)	0mo	$100,000	$93	82
8791 Goodfellow Blvd	0.41mi	2/1.0	1,150 (-2%)	6mo	$22,000	$19	72
8 Jendale Ct	0.37mi	2/2.0	1,127 (-4%)	4mo	$125,000	$111	69
2026 Mclaran Ave	0.28mi	2/1.0	1,026 (-13%)	1mo	$89,500	$87	65
8870 Saint Cyr Dr	0.62mi	3/1.0 (+1)	1,131 (-4%)	2mo	$39,900	$35	59
2538 Oepts Ave	0.61mi	3/1.5 (+1)	1,144 (-3%)	7mo	$40,000	$35	54
8930 Sides Ct	0.31mi	3/1.5 (+1)	1,008 (-14%)	1mo	$65,000	$64	54
2418 Petrova Ave	0.36mi	3/1.5 (+1)	1,288 (+10%)	7mo	$60,000	$47	54
9456 Dawn Ct	0.73mi	1/1.0 (-1)	1,213 (+3%)	5mo	$80,000	$66	51
24 Lamar Dr	0.52mi	2/1.0	1,022 (-13%)	4mo	$99,900	$98	51
8871 Boyce Pl	0.71mi	3/2.0 (+1)	1,250 (+6%)	4mo	$149,900	$120	44
9421 Dickerson Dr	0.75mi	2/1.0	1,304 (+11%)	4mo	$60,000	$46	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: 21.2%
• Equity multiple: 2.27×
• Total profit: $35,539
• Equity at exit: $49,429

10-year hold

• IRR: 22.6%
• Equity multiple: 4.63×
• Total profit: $101,652
• Equity at exit: $79,886

Cash invested: $27,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $265

Break-even live

Break-even rent $853

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• 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	0.14mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.27mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.35mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.38mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.39mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.39mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.45mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.46mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.47mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.50mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.52mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.59mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.60mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.62mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.64mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.69mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.75mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.76mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.78mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.79mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.80mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	44d	1	0.81mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.84mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.86mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.86mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.87mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.89mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.90mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.91mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.91mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.92mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.92mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.93mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.95mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.99mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	1.04mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	1.04mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.05mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	1.05mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	1.05mi

Listing history 4 events

1. 2026-05-06
   status Pending 935-char remark

   Show marketing remark (935 chars)

   Welcome to 8805 Greenbrook Drive, a well updated 2 bedroom, 1.5 bathroom residence featuring a one car garage and basement. This property boasts recent updates including roof, HVAC, plumbing, water heater, windows and kitchen. Upon entering, the formal living room with wood flooring and expansive windows allow natural light to abound. A separate dining area provide additional space for entertaining. The primary bedroom is generously sized to take a king-sized bed. The eat-in kitchen has been updated. The main level family room is an addition to the house, complete with wood burning fireplace, storage, ceiling fan and leads to the back yard. The bathroom is updated. The partially finished basement offers recreation rooms, a half bathroom and ample storage space. A one-car garage with an automatic opener and double driveway complete this desirable features. Level fenced yard. Patio and Deck. Come see and make it your own.

2. 2026-04-17
   listed $99,900 Active 935-char remark

   Show marketing remark (935 chars)

   Welcome to 8805 Greenbrook Drive, a well updated 2 bedroom, 1.5 bathroom residence featuring a one car garage and basement. This property boasts recent updates including roof, HVAC, plumbing, water heater, windows and kitchen. Upon entering, the formal living room with wood flooring and expansive windows allow natural light to abound. A separate dining area provide additional space for entertaining. The primary bedroom is generously sized to take a king-sized bed. The eat-in kitchen has been updated. The main level family room is an addition to the house, complete with wood burning fireplace, storage, ceiling fan and leads to the back yard. The bathroom is updated. The partially finished basement offers recreation rooms, a half bathroom and ample storage space. A one-car garage with an automatic opener and double driveway complete this desirable features. Level fenced yard. Patio and Deck. Come see and make it your own.

3. 2026-04-06
   historical $99,900 935-char remark

   Show marketing remark (935 chars)

   Welcome to 8805 Greenbrook Drive, a well updated 2 bedroom, 1.5 bathroom residence featuring a one car garage and basement. This property boasts recent updates including roof, HVAC, plumbing, water heater, windows and kitchen. Upon entering, the formal living room with wood flooring and expansive windows allow natural light to abound. A separate dining area provide additional space for entertaining. The primary bedroom is generously sized to take a king-sized bed. The eat-in kitchen has been updated. The main level family room is an addition to the house, complete with wood burning fireplace, storage, ceiling fan and leads to the back yard. The bathroom is updated. The partially finished basement offers recreation rooms, a half bathroom and ample storage space. A one-car garage with an automatic opener and double driveway complete this desirable features. Level fenced yard. Patio and Deck. Come see and make it your own.

4. 1985-09-01
   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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: $14,261
• − Mortgage interest: −$5,596
• − Property taxes: −$1,304
• − Insurance: −$500
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,906
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,774/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

+0.0% since first listed

4 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-04-06 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 1985-09-01 Sold (Public Records) — Public Records

Property tax history

-4.3%/yr

Latest (2022): $1,304 · +1.5% YoY. Source: county tax records.