5521 Helen Ave · Jennings, MO 63136

$119,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 237 Days on market

Built 1956 $112/sqft · 18% below area Est $145k · 18% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +6.9/10.0
• 1% rule +5.3/10.0
• 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

This is a single-family rental home being sold in a portfolio of 15 properties. Take a look at the virtual tour for more information. Properties are being sold "As Is".

Key facts

• Built 1956
• Listed 237 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 40% 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 36% 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 $5k of equity ($823 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 237 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $82k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.03% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $144,742
• List price: $119,000
• Delta: -17.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5637 Jennings Station Rd	0.22mi	3/1.0	1,116 (+5%)	2mo	$30,000	$27	76
7133 Beulah Ave	0.57mi	3/1.0	1,039 (-2%)	1mo	$70,000	$67	64
7126 Theodore Ave	0.51mi	3/1.0	1,123 (+6%)	2mo	$34,900	$31	61
5828 Pamplin Ave	0.67mi	4/2.5 (+1)	1,075 (+1%)	1mo	$190,000	$177	59
6331 Saloma Ave	0.67mi	3/1.5	1,008 (-5%)	1mo	$80,000	$79	57
5614 Albia Ter	0.68mi	3/2.0	988 (-7%)	1mo	$125,000	$127	56
5712 Floy Ave	0.45mi	2/1.0 (-1)	966 (-9%)	1mo	$62,000	$64	54
7212 Eunice Ave	0.53mi	4/1.0 (+1)	1,134 (+7%)	2mo	$64,900	$57	54
7117 W Florissant Ave	0.60mi	2/1.0 (-1)	992 (-7%)	1mo	$77,000	$78	51
5730 Park Ln	0.72mi	4/1.0 (+1)	1,174 (+10%)	1mo	$105,000	$89	39
5218 Fletcher St	0.66mi	2/1.0 (-1)	918 (-14%)	2mo	$75,000	$82	36
5916 Alpha Ave	0.72mi	2/1.0 (-1)	936 (-12%)	3mo	$74,900	$80	35

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: 18.2%
• Equity multiple: 2.09×
• Total profit: $36,398
• Equity at exit: $58,880

10-year hold

• IRR: 19.9%
• Equity multiple: 4.21×
• Total profit: $107,004
• Equity at exit: $95,160

Cash invested: $33,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$624
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $229

Break-even live

Break-even rent $935

Max offer price $119,000

Occupancy floor 76%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.16mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.16mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.20mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.22mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.22mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.25mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	0.29mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.34mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.35mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	0.35mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.36mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.38mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.39mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.39mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.43mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.44mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.46mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.47mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.48mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.49mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.50mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.50mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.56mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.59mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.61mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.61mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.61mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.63mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.64mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.64mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.64mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.65mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.65mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.66mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.69mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.71mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.73mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.74mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	20d	1	0.74mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.76mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 237 DOM
2. 2026-06-17
   days on market $119,000 Active 236 DOM
3. 2026-06-16
   days on market $119,000 Active 235 DOM
4. 2026-06-15
   days on market $119,000 Active 234 DOM
5. 2026-06-13
   days on market $119,000 Active 232 DOM
6. 2026-06-09
   days on market $119,000 Active 228 DOM
7. 2026-06-08
   days on market $119,000 Active 227 DOM
8. 2026-06-07
   days on market $119,000 Active 226 DOM
9. 2026-06-03
   days on market $119,000 Active 222 DOM
10. 2026-06-02
    days on market $119,000 Active 221 DOM
11. 2026-06-01
    days on market $119,000 Active 220 DOM
12. 2026-05-31
    days on market $119,000 Active 219 DOM
13. 2026-01-01
    status Active 178-char remark

    Show marketing remark (178 chars)

    This is a single-family rental home being sold in a portfolio of 15 properties. Take a look at the virtual tour for more information. Properties are being sold "As Is".

14. 2025-10-24
    listed $119,000 Active 178-char remark

    Show marketing remark (178 chars)

    This is a single-family rental home being sold in a portfolio of 15 properties. Take a look at the virtual tour for more information. Properties are being sold "As Is".

15. 2025-10-23
    price $119,000 178-char remark

    Show marketing remark (178 chars)

    This is a single-family rental home being sold in a portfolio of 15 properties. Take a look at the virtual tour for more information. Properties are being sold "As Is".

16. 2025-10-21
    historical $105,000 178-char remark

    Show marketing remark (178 chars)

    This is a single-family rental home being sold in a portfolio of 15 properties. Take a look at the virtual tour for more information. Properties are being sold "As Is".

17. 2016-08-03
    soldstatus Closed 562-char remark

    Show marketing remark (562 chars)

    4 bedroom, 2 bath, full walk out basement . Spacious rooms, eat in kitchen. This is a rare diamond waiting for your finishing touches. HUD acquired property. Please refer to HUD website for the most recent bidding period details and information. Property being sold AS IS. All utilities are turned OFF. Please use discretion when showing and bring a flashlight. Case #292-477690. FOR UTILITY TURN ON, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD’S FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING DEFICIENCIES EXIST, APPROVAL FOR WATER TURN-ON MAY BE DENIED.

18. 2016-07-07
    status Pending 562-char remark

    Show marketing remark (562 chars)

    4 bedroom, 2 bath, full walk out basement . Spacious rooms, eat in kitchen. This is a rare diamond waiting for your finishing touches. HUD acquired property. Please refer to HUD website for the most recent bidding period details and information. Property being sold AS IS. All utilities are turned OFF. Please use discretion when showing and bring a flashlight. Case #292-477690. FOR UTILITY TURN ON, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD’S FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING DEFICIENCIES EXIST, APPROVAL FOR WATER TURN-ON MAY BE DENIED.

19. 2016-06-29
    historical Contingent (No Kickout) 562-char remark

    Show marketing remark (562 chars)

    4 bedroom, 2 bath, full walk out basement . Spacious rooms, eat in kitchen. This is a rare diamond waiting for your finishing touches. HUD acquired property. Please refer to HUD website for the most recent bidding period details and information. Property being sold AS IS. All utilities are turned OFF. Please use discretion when showing and bring a flashlight. Case #292-477690. FOR UTILITY TURN ON, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD’S FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING DEFICIENCIES EXIST, APPROVAL FOR WATER TURN-ON MAY BE DENIED.

20. 2016-06-21
    price $15,200 562-char remark

    Show marketing remark (562 chars)

    4 bedroom, 2 bath, full walk out basement . Spacious rooms, eat in kitchen. This is a rare diamond waiting for your finishing touches. HUD acquired property. Please refer to HUD website for the most recent bidding period details and information. Property being sold AS IS. All utilities are turned OFF. Please use discretion when showing and bring a flashlight. Case #292-477690. FOR UTILITY TURN ON, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD’S FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING DEFICIENCIES EXIST, APPROVAL FOR WATER TURN-ON MAY BE DENIED.

21. 2016-05-11
    listed $16,000 Active 562-char remark

    Show marketing remark (562 chars)

    4 bedroom, 2 bath, full walk out basement . Spacious rooms, eat in kitchen. This is a rare diamond waiting for your finishing touches. HUD acquired property. Please refer to HUD website for the most recent bidding period details and information. Property being sold AS IS. All utilities are turned OFF. Please use discretion when showing and bring a flashlight. Case #292-477690. FOR UTILITY TURN ON, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD’S FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING DEFICIENCIES EXIST, APPROVAL FOR WATER TURN-ON MAY BE DENIED.

22. 2007-06-27
    soldstatus $82,000
23. 2006-07-06
    soldstatus $35,000
24. 1994-11-22
    soldstatus $30,000

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$375/yr (+$31/mo · 48.2%)

ⓘ 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: $14,694
• − Mortgage interest: −$6,666
• − Property taxes: −$779
• − Insurance: −$595
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,462
• Taxable income: $841
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,544/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

+296.7% since first listed

12 events — show timeline

• 2026-01-01 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-24 Listed $119,000 MARIS as Distributed by MLS Grid
• 2025-10-23 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2025-10-21 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2016-08-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-07 Pending — MARIS as Distributed by MLS Grid
• 2016-06-29 Contingent — MARIS as Distributed by MLS Grid
• 2016-06-21 Price Changed $15,200 MARIS as Distributed by MLS Grid
• 2016-05-11 Listed $16,000 MARIS as Distributed by MLS Grid
• 2007-06-27 Sold (Public Records) $82,000 Public Records
• 2006-07-06 Sold (Public Records) $35,000 Public Records
• 1994-11-22 Sold (Public Records) $30,000 Public Records

Property tax history

-2.7%/yr

Latest (2022): $779 · +1.5% YoY. Source: county tax records.