2728 Kinamore Dr · Jennings, MO 63136

$80,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 22 Days on market

Built 1940 5,357 sqft lot $111/sqft · 21% above area Est $66k · 21% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Property is being sold as-is. Seller to pay for no inspections and/or repairs.

Key facts

• 5,357 sq ft lot
• Built 1940
• Listed 21 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas available
• Home design: Single-family residence; One level; Residential property
• Construction: Brick construction; Built (year per public records)
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/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: $79k (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: Woodland Elem. (math 5% / reading 15%, grade F, #1,027 of 1,115 statewide, top 93%, 256 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 ($553 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 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $16k; list at $80k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.34% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $66,215
• List price: $80,000
• Delta: 20.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8320 Lucas And Hunt Rd	0.11mi	2/2.0	720 (0%)	5mo	$60,000	$83	87
7521 Chandler Ave	0.20mi	2/1.0	772 (+7%)	6mo	$76,400	$99	73
8339 Eton Pl	0.56mi	2/1.0	750 (+4%)	3mo	$22,500	$30	65
2604 Avie Dr	0.20mi	2/1.0	825 (+15%)	3mo	$99,900	$121	64
8340 Eton Pl	0.58mi	2/1.0	750 (+4%)	8mo	$50,000	$67	60
8821 Eichler Pl	0.71mi	2/1.0	747 (+4%)	2mo	$30,000	$40	59
8324 Strathmore Pl	0.68mi	2/1.0	750 (+4%)	10mo	$80,000	$107	53
7439 Embury Ct	0.66mi	2/1.0	792 (+10%)	2mo	$69,000	$87	51
8825 Tyrell Dr	0.72mi	2/1.0	770 (+7%)	7mo	$79,900	$104	49
2500 Tyrell Dr	0.73mi	2/1.0	773 (+7%)	8mo	$25,000	$32	47
8820 Eichler Pl	0.71mi	2/2.0	773 (+7%)	8mo	$19,900	$26	44
7431 Esterbrook Dr	0.71mi	3/1.0 (+1)	792 (+10%)	2mo	$110,000	$139	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: 27.4%
• Equity multiple: 2.63×
• Total profit: $36,613
• Equity at exit: $39,583

10-year hold

• IRR: 28.2%
• Equity multiple: 5.45×
• Total profit: $99,655
• Equity at exit: $63,973

Cash invested: $22,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$420
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $337

Break-even live

Break-even rent $643

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.19mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.43mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.56mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.58mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.65mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.68mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	23d	6	0.93mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.99mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.12mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	1.14mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	1.20mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	1.27mi

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 22 DOM
2. 2026-06-17
   days on market $80,000 Active 21 DOM
3. 2026-06-16
   days on market $80,000 Active 20 DOM
4. 2026-06-15
   days on market $80,000 Active 19 DOM
5. 2026-06-13
   days on market $80,000 Active 17 DOM
6. 2026-06-09
   days on market $80,000 Active 13 DOM
7. 2026-06-08
   days on market $80,000 Active 12 DOM
8. 2026-06-07
   days on market $80,000 Active 11 DOM
9. 2026-06-03
   days on market $80,000 Active 7 DOM
10. 2026-06-02
    days on market $80,000 Active 6 DOM
11. 2026-06-01
    days on market $80,000 Active 5 DOM
12. 2026-05-31
    days on market $80,000 Active 4 DOM
13. 2026-05-13
    historical $80,000
14. 2023-11-02
    historical
15. 2023-09-29
    listed $85,000 Active
16. 2019-10-02
    soldstatus $16,100
17. 2019-09-30
    soldstatus Closed

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

18. 2019-09-17
    status Pending

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

19. 2019-09-05
    listed $12,900 Active

    Show marketing remark (78 chars)

    Property is being sold as-is. Seller to pay for no inspections and/or repairs.

20. 2012-11-08
    soldstatus
21. 2012-10-12
    listed $14,900
22. 2003-07-29
    soldstatus $38,900

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$119/yr (+$10/mo · 18.2%)

ⓘ 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: $12,822
• − Mortgage interest: −$4,481
• − Property taxes: −$657
• − Insurance: −$400
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,327
• Taxable income: $2,905
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,341/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

+105.7% since first listed

13 events — show timeline

• 2026-05-28 Listed $80,000 MARIS as Distributed by MLS Grid
• 2026-05-26 Coming Soon $80,000 MARIS as Distributed by MLS Grid
• 2026-05-26 Listed $80,000 MARIS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $80,000 MARIS as Distributed by MLS Grid
• 2023-11-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-29 Listed $85,000 MARIS as Distributed by MLS Grid
• 2019-10-02 Sold (Public Records) $16,100 Public Records
• 2019-09-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-09-17 Pending — MARIS as Distributed by MLS Grid
• 2019-09-05 Listed $12,900 MARIS as Distributed by MLS Grid
• 2012-11-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-12 Listed $14,900 MARIS as Distributed by MLS Grid
• 2003-07-29 Sold (Public Records) $38,900 Public Records

Property tax history

+2.2%/yr

Latest (2022): $657 · +1.5% YoY. Source: county tax records.