7054 Minnie Ave · Jennings, MO 63136

$64,900

2 bd · 1.5 ba · 864 sqft · SingleFamily public records · 21 Days on market

Built 1942 6,851 sqft lot $75/sqft · at area comps Est $62k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• ARV discount +5.3/15.0
• 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

Needs TLC. All purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $500.00, whichever is greater. If FHA/VA, the minimum earnest money paid shall be $500.00. Property shall be conveyed by Special Warranty Deed. All offers will be responded to after the eighth marketing day. All offers must include a loan approval letter and written evidence of sufficient cash available to close the transaction. Please ensure that all documents are clearly legible. Property is lender owned, is being sold as-is, and U.S. Bank is making no representation or warranties.

Key facts

• Ample natural light
• Convenient access
• Outdoor space

Tags

• SINGLE-FAMILY RESIDENCE
• AMPLE NATURAL LIGHT
• OUTDOOR SPACE
• CONVENIENT ACCESS

Property features AI

Finance

• Other: No pool
• Financial info: Lease not considered

Exterior

• Parking: Attached 1-car garage (total parking for 1 vehicle)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family house; One story; Above-grade living area listed as 864 (public records)
• Construction: Brick construction; Composition roof; Slab foundation; Built year per public records
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 52 x 150 x 52 x 151

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air conditioning (electric)
• Interior features: Partially finished basement; Living room fireplace; Free-standing electric range; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% 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: 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); 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 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 $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $25k; list at $65k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.72% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.96%
• DSCR: 2.24
• GRM: 4.8

CMA / ARV

• ARV (median comp): $61,846
• List price: $64,900
• Delta: 4.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7041 Garesche Ave	0.39mi	2/1.0	864 (0%)	3mo	$39,900	$46	78
5811 Helen Ave	0.45mi	3/1.0 (+1)	806 (-7%)	0mo	$29,900	$37	61
7439 Embury Ct	0.50mi	2/1.0	792 (-8%)	2mo	$69,000	$87	59
5218 Fletcher St	0.64mi	2/1.0	918 (+6%)	2mo	$75,000	$82	56
2425 Shirley Ave	0.74mi	2/1.0	896 (+4%)	2mo	$34,900	$39	56
7117 W Florissant Ave	0.38mi	2/1.0	992 (+15%)	1mo	$77,000	$78	54
7471 Sharon Dr	0.57mi	3/1.0 (+1)	945 (+9%)	0mo	$98,000	$104	50
7431 Esterbrook Dr	0.59mi	3/1.0 (+1)	792 (-8%)	2mo	$110,000	$139	50
5614 Albia Ter	0.42mi	3/2.0 (+1)	988 (+14%)	0mo	$125,000	$127	49
5537 Sunbury Ave	0.66mi	3/1.0 (+1)	936 (+8%)	0mo	$39,900	$43	48
5712 Floy Ave	0.65mi	2/1.0	966 (+12%)	1mo	$62,000	$64	47
2554 Main St	0.73mi	3/1.0 (+1)	920 (+6%)	2mo	$15,000	$16	46

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: 36.8%
• Equity multiple: 3.19×
• Total profit: $39,814
• Equity at exit: $32,112

10-year hold

• IRR: 37.2%
• Equity multiple: 6.74×
• Total profit: $104,257
• Equity at exit: $51,898

Cash invested: $18,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$340
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $423

Break-even live

Break-even rent $579

Max offer price $64,900

Occupancy floor 57%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.10mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	0.18mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.20mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	0.23mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.26mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.28mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.29mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.33mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.36mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.38mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	0.38mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	0.39mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.39mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	17d	1	0.40mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.42mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	0.44mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	0.47mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.50mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.50mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.51mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.55mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	17d	1	0.58mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.60mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.60mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.60mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.62mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	43d	1	0.62mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	0.62mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.63mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	23d	1	0.64mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	0.64mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	43d	1	0.65mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	4d	1	0.65mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	0.65mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	21d	1	0.67mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.67mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.68mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.71mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.71mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	0.71mi

Listing history 8 events

1. 2026-05-06
   listed $64,900 Active 1037-char remark
2. 2020-02-11
   soldstatus $24,613
3. 2014-12-31
   soldstatus 627-char remark

   Show marketing remark (627 chars)

   Needs TLC. All purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $500.00, whichever is greater. If FHA/VA, the minimum earnest money paid shall be $500.00. Property shall be conveyed by Special Warranty Deed. All offers will be responded to after the eighth marketing day. All offers must include a loan approval letter and written evidence of sufficient cash available to close the transaction. Please ensure that all documents are clearly legible. Property is lender owned, is being sold as-is, and U.S. Bank is making no representation or warranties.

4. 2014-10-30
   listed $15,200 627-char remark

   Show marketing remark (627 chars)

   Needs TLC. All purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $500.00, whichever is greater. If FHA/VA, the minimum earnest money paid shall be $500.00. Property shall be conveyed by Special Warranty Deed. All offers will be responded to after the eighth marketing day. All offers must include a loan approval letter and written evidence of sufficient cash available to close the transaction. Please ensure that all documents are clearly legible. Property is lender owned, is being sold as-is, and U.S. Bank is making no representation or warranties.

5. 1997-03-21
   soldstatus $40,000
6. 1996-09-12
   soldstatus $18,000
7. 1996-02-05
   soldstatus
8. 1959-09-16
   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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 · 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: $13,383
• − Mortgage interest: −$3,635
• − Property taxes: −$1,083
• − Insurance: −$324
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,888
• Taxable income: $4,310
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,046/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

+260.6% since first listed

9 events — show timeline

• 2026-05-27 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $64,900 MARIS as Distributed by MLS Grid
• 2020-02-11 Sold (Public Records) $24,613 Public Records
• 2014-12-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-10-30 Listed $15,200 MARIS as Distributed by MLS Grid
• 1997-03-21 Sold (Public Records) $40,000 Public Records
• 1996-09-12 Sold (Public Records) $18,000 Public Records
• 1996-02-05 Sold (Public Records) — Public Records
• 1959-09-16 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2022): $1,083 · +1.5% YoY. Source: county tax records.