5811 Helen Ave · Jennings, MO 63136

$29,900

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 13 Days on market

Built 1924 4,865 sqft lot $37/sqft · 43% below area Est $52k · 43% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Property is being sold as is. Seller to do no inspections or repairs. Please use a special sales contract and no inspection riders will be accepted. Buyers must close at Investors Title. Utilities are not on and will not be turned on. Owner is a licensed real estate broker, state of Missouri.

Key facts

• 4,865 sq ft lot
• Built 1924
• Listed 13 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available
• Home design: Single-family residence; One-and-one-half story
• Construction: Aluminum siding
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: 3 bedrooms total, including 2 main-level bedrooms and 1 upper-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 33.3% vs local median 12.2% 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: Fairview Primary (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 267 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 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 33% 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 $1k of equity ($207 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 3y ago; this cycle's ask is 2748% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $29,900

Questions for the listing agent

1. Built in 1924 — 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: 3.79% ✓
• Cap rate: 33.27%
• Cash-on-cash: 96.36%
• DSCR: 5.29
• GRM: 2.2

CMA / ARV

• ARV (median comp): $52,088
• List price: $29,900
• Delta: -42.60%
• 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
5811 Helen Ave	0.00mi	3/1.0 (+1)	806 (0%)	0mo	$29,900	$37	95
8339 Eton Pl	0.40mi	2/1.0	750 (-7%)	3mo	$22,500	$30	67
8816 Cozens Ave	0.64mi	2/1.0	832 (+3%)	0mo	$55,000	$66	64
1965 Park Ln	0.71mi	2/1.0	825 (+2%)	3mo	$65,000	$79	60
8810 Clifton Ave	0.57mi	1/1.0 (-1)	750 (-7%)	2mo	$38,500	$51	55
2425 Shirley Ave	0.56mi	2/1.0	896 (+11%)	2mo	$34,900	$39	54
5617 Janet Ave	0.39mi	3/1.0 (+1)	909 (+13%)	4mo	$39,900	$44	52
2509 Shirley Ave	0.61mi	2/1.0	884 (+10%)	4mo	$59,900	$68	52
8808 Clifton Ave	0.56mi	2/1.0	912 (+13%)	2mo	$29,900	$33	50
5544 Sapphire Ave	0.72mi	3/1.0 (+1)	888 (+10%)	3mo	$115,000	$130	42
7053 Idlewild Ave	0.75mi	2/1.0	900 (+12%)	5mo	$116,800	$130	42
2554 Main St	0.68mi	3/1.0 (+1)	920 (+14%)	2mo	$15,000	$16	38

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: 6.97×
• Total profit: $50,003
• Equity at exit: $14,794

10-year hold

• IRR: —
• Equity multiple: 15.35×
• Total profit: $120,147
• Equity at exit: $23,910

Cash invested: $8,372 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$157
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $672

Break-even live

Break-even rent $282

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $689	-5% $681	+0% $672	+5% $664	+10% $655
Rent	-10% $583	-5% $628	+0% $672	+5% $717	+10% $762
Rate	-1.0pp $687	-0.5pp $680	base $672	+0.5pp $665	+1.0pp $657

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.12mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.17mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.30mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.31mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.33mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.34mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	4d	1	0.37mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.39mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.39mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.40mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.41mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.42mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.44mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.45mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.47mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.48mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.50mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.55mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.55mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.57mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.57mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.58mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.59mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.60mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.61mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.64mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.64mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.65mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.66mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.70mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.71mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.71mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.73mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.74mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.80mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	0.80mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.80mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.81mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.82mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.84mi

Listing history 34 events

1. 2026-05-16
   price $29,900 293-char remark
2. 2026-05-12
   price $32,500 293-char remark
3. 2026-05-07
   listed $34,900 Active 293-char remark
4. 2026-01-28
   status Active
5. 2026-01-14
   status Pending
6. 2026-01-02
   price $40,000
7. 2025-12-05
   listed $45,000 Active
8. 2025-12-04
   historical
9. 2025-09-10
   price $45,000
10. 2025-08-12
    price $50,000
11. 2025-07-21
    price $55,000
12. 2025-06-25
    listed $60,000 Active
13. 2024-06-11
    historical
14. 2024-05-06
    status Pending
15. 2024-05-02
    listed $39,999 Active
16. 2024-04-09
    historical
17. 2024-03-29
    status Pending
18. 2024-03-23
    status Active
19. 2024-03-13
    status Pending
20. 2024-01-18
    listed $49,000 Active
21. 2024-01-18
    historical
22. 2024-01-17
    status Active
23. 2024-01-17
    price $49,000
24. 2023-11-11
    price $56,900
25. 2023-10-04
    listed $59,999 Active
26. 2020-09-23
    soldstatus $39,900
27. 2020-08-11
    soldstatus $34,000
28. 2004-03-26
    soldstatus $26,000
29. 2002-07-03
    soldstatus $52,000
30. 2001-12-19
    soldstatus $28,500
31. 2001-11-26
    soldstatus
32. 1999-04-15
    soldstatus $50,000
33. 1999-01-20
    soldstatus $21,500
34. 1997-03-28
    soldstatus $45,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $638 · $53/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: $13,590
• − Mortgage interest: −$1,675
• − Property taxes: −$638
• − Insurance: −$150
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$870
• Taxable income: $8,084
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $6,127/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

-97.7% since first listed

37 events — show timeline

• 2026-06-11 Listed for Rent $1,050 TURBOTENANT
• 2026-06-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-21 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-05-12 Price Changed $32,500 MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $34,900 MARIS as Distributed by MLS Grid
• 2026-01-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Pending — MARIS as Distributed by MLS Grid
• 2026-01-02 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2025-12-05 Listed $45,000 MARIS as Distributed by MLS Grid
• 2025-12-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2025-08-12 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2025-07-21 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-06-25 Listed $60,000 MARIS as Distributed by MLS Grid
• 2024-06-11 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-06 Pending — MARIS as Distributed by MLS Grid
• 2024-05-02 Listed $39,999 MARIS as Distributed by MLS Grid
• 2024-04-09 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-29 Pending — MARIS as Distributed by MLS Grid
• 2024-03-23 Relisted — MARIS as Distributed by MLS Grid
• 2024-03-13 Pending — MARIS as Distributed by MLS Grid
• 2024-01-18 Listed $49,000 MARIS as Distributed by MLS Grid
• 2024-01-18 Delisted — MARIS as Distributed by MLS Grid
• 2024-01-17 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-17 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2023-11-11 Price Changed $56,900 MARIS as Distributed by MLS Grid
• 2023-10-04 Listed $59,999 MARIS as Distributed by MLS Grid
• 2020-09-23 Sold (Public Records) $39,900 Public Records
• 2020-08-11 Sold (Public Records) $34,000 Public Records
• 2004-03-26 Sold (Public Records) $26,000 Public Records
• 2002-07-03 Sold (Public Records) $52,000 Public Records
• 2001-12-19 Sold (Public Records) $28,500 Public Records
• 2001-11-26 Sold (Public Records) — Public Records
• 1999-04-15 Sold (Public Records) $50,000 Public Records
• 1999-01-20 Sold (Public Records) $21,500 Public Records
• 1997-03-28 Sold (Public Records) $45,000 Public Records

Property tax history

+0.4%/yr

Latest (2022): $638 · +1.5% YoY. Source: county tax records.