2432 Mary Ave · Jennings, MO 63136

$79,900

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 105 Days on market

Built 1939 6,973 sqft lot $65/sqft · 9% above area Est $74k · 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Stunning brick bungalow full of character and charm! This spacious 4-bedroom, 1-bath home welcomes you with fantastic curb appeal, natural light, and neutral colors that create a warm and inviting atmosphere throughout. Step inside to a huge living room featuring a beautiful masonry fireplace—perfect for cozy evenings and gathering with friends and family. Gorgeous wood floors flow through much of the main level, adding timeless style. The main floor includes the primary bedroom and an additional guest bedroom, a full bathroom, and a formal dining room ideal for entertaining. The bright kitchen offers great functionality and comes equipped with a range and refrigerator. Upstairs, you’ll find two additional bedrooms providing extra space for family, guests, or a home office. Outside, enjoy a large yard, a covered back porch perfect for relaxing, and a detached 1-car garage for added convenience. The full basement includes laundry hookups and plenty of room for storage or future possibilities. With classic bungalow charm, generous living space, and desirable features throughout, this St. Louis home is one you won’t want to miss!

Key facts

• Bright kitchen
• Brick bungalow
• Formal dining room

Tags

• BRICK BUNGALOW
• MASONRY FIREPLACE
• WOOD FLOORS
• FORMAL DINING ROOM
• BRIGHT KITCHEN
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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); 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 $4k of equity ($552 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $80k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.55% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (median comp): $73,571
• List price: $79,900
• Delta: 8.60%
• 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
5 Jendale Ct	0.19mi	4/1.0 (+1)	1,267 (+4%)	6mo	$69,995	$55	73
2538 Oepts Ave	0.22mi	3/1.5	1,144 (-6%)	7mo	$40,000	$35	73
8871 Boyce Pl	0.44mi	3/2.0	1,250 (+2%)	4mo	$149,900	$120	71
8 Jendale Ct	0.18mi	2/2.0 (-1)	1,127 (-8%)	4mo	$125,000	$111	68
8870 Saint Cyr Dr	0.36mi	3/1.0	1,131 (-8%)	2mo	$39,900	$35	67
2327 Switzer Ave	0.39mi	4/1.0 (+1)	1,201 (-2%)	7mo	$45,000	$37	66
9305 Scottdale Ave	0.70mi	3/2.0	1,280 (+5%)	3mo	$60,000	$47	55
2035 Sun Valley Dr	0.71mi	3/2.0	1,170 (-4%)	4mo	$68,900	$59	54
8819 May Ave	0.41mi	2/1.0 (-1)	1,074 (-12%)	0mo	$100,000	$93	53
2044 Hildred Ave	0.55mi	4/1.0 (+1)	1,136 (-7%)	6mo	$115,000	$101	50
9157 Victory Ave	0.55mi	4/2.5 (+1)	1,127 (-8%)	5mo	$129,900	$115	48
2568 Dorwood Dr	0.70mi	2/1.0 (-1)	1,336 (+9%)	4mo	$105,000	$79	42

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: 30.6%
• Equity multiple: 2.83×
• Total profit: $40,927
• Equity at exit: $39,534

10-year hold

• IRR: 31.4%
• Equity multiple: 5.92×
• Total profit: $110,096
• Equity at exit: $63,893

Cash invested: $22,372 (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: 372
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$419
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $398

Break-even live

Break-even rent $733

Max offer price $79,900

Occupancy floor 63%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.04mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	0.14mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	0.18mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	0.25mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	0.30mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.31mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.33mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.33mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	43d	1	0.38mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	0.47mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	0.49mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.50mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.51mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.62mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.67mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	0.67mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.73mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	0.73mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.76mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.77mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	0.78mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.80mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.84mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	0.86mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	0.90mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	4d	1	0.92mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	0.92mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.96mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.99mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	1.00mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	1.00mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	1.01mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.02mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	1.02mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	22d	1	1.03mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.05mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	1.06mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	1.06mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	1.11mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	43d	1	1.15mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 105 DOM
2. 2026-06-17
   days on market $79,900 Active 104 DOM
3. 2026-06-16
   pricedays on market $79,900 Active 103 DOM
4. 2026-06-15
   days on market $89,900 Active 102 DOM
5. 2026-06-13
   days on market $89,900 Active 100 DOM
6. 2026-06-09
   days on market $89,900 Active 96 DOM
7. 2026-06-08
   days on market $89,900 Active 95 DOM
8. 2026-06-07
   days on market $89,900 Active 94 DOM
9. 2026-06-03
   days on market $89,900 Active 90 DOM
10. 2026-06-02
    days on market $89,900 Active 89 DOM
11. 2026-06-01
    days on market $89,900 Active 88 DOM
12. 2026-05-31
    days on market $89,900 Active 87 DOM
13. 2026-05-01
    price $99,900 1166-char remark

    Show marketing remark (1166 chars)

    Stunning brick bungalow full of character and charm! This spacious 4-bedroom, 1-bath home welcomes you with fantastic curb appeal, natural light, and neutral colors that create a warm and inviting atmosphere throughout. Step inside to a huge living room featuring a beautiful masonry fireplace—perfect for cozy evenings and gathering with friends and family. Gorgeous wood floors flow through much of the main level, adding timeless style. The main floor includes the primary bedroom and an additional guest bedroom, a full bathroom, and a formal dining room ideal for entertaining. The bright kitchen offers great functionality and comes equipped with a range and refrigerator. Upstairs, you’ll find two additional bedrooms providing extra space for family, guests, or a home office. Outside, enjoy a large yard, a covered back porch perfect for relaxing, and a detached 1-car garage for added convenience. The full basement includes laundry hookups and plenty of room for storage or future possibilities. With classic bungalow charm, generous living space, and desirable features throughout, this St. Louis home is one you won’t want to miss!

14. 2026-03-05
    listed $104,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    Stunning brick bungalow full of character and charm! This spacious 4-bedroom, 1-bath home welcomes you with fantastic curb appeal, natural light, and neutral colors that create a warm and inviting atmosphere throughout. Step inside to a huge living room featuring a beautiful masonry fireplace—perfect for cozy evenings and gathering with friends and family. Gorgeous wood floors flow through much of the main level, adding timeless style. The main floor includes the primary bedroom and an additional guest bedroom, a full bathroom, and a formal dining room ideal for entertaining. The bright kitchen offers great functionality and comes equipped with a range and refrigerator. Upstairs, you’ll find two additional bedrooms providing extra space for family, guests, or a home office. Outside, enjoy a large yard, a covered back porch perfect for relaxing, and a detached 1-car garage for added convenience. The full basement includes laundry hookups and plenty of room for storage or future possibilities. With classic bungalow charm, generous living space, and desirable features throughout, this St. Louis home is one you won’t want to miss!

15. 2021-04-02
    soldstatus $26,000
16. 2020-06-08
    soldstatus
17. 2009-02-23
    soldstatus $48,000
18. 2009-02-23
    soldstatus $50,500
19. 2004-12-27
    soldstatus $79,900
20. 2004-10-27
    soldstatus $28,000
21. 2004-10-27
    soldstatus $38,000
22. 2004-10-27
    soldstatus $45,500
23. 2001-05-22
    soldstatus $68,500

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 4/10 Moderate 7 d/yr ≥107°F today · 19 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: $14,847
• − Mortgage interest: −$4,476
• − Property taxes: −$1,521
• − Insurance: −$400
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,324
• Taxable income: $3,751
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,881/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

+45.8% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $104,900 MARIS as Distributed by MLS Grid
• 2021-04-02 Sold (Public Records) $26,000 Public Records
• 2020-06-08 Sold (Public Records) — Public Records
• 2009-02-23 Sold (Public Records) $50,500 Public Records
• 2009-02-23 Sold (Public Records) $48,000 Public Records
• 2004-12-27 Sold (Public Records) $79,900 Public Records
• 2004-10-27 Sold (Public Records) $45,500 Public Records
• 2004-10-27 Sold (Public Records) $38,000 Public Records
• 2004-10-27 Sold (Public Records) $28,000 Public Records
• 2001-05-22 Sold (Public Records) $68,500 Public Records

Property tax history

+4.3%/yr

Latest (2022): $1,521 · +1.5% YoY. Source: county tax records.