8607 Jennings Station Rd · Jennings, MO 63136

$209,900

3 bd · 3.0 ba · 2,836 sqft · MultiFamily public records · 127 Days on market

Built 1957 0.33 ac lot $74/sqft · 32% above area Est $159k · 32% over

---

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
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unique investment opportunity rare three unit apartment building consisting of two one bedroom units first floor and 2nd floor offer a huge three bedroom unit in mint condition with lots of nature lighting/very nice layout appealing to a wide tenant base helping to support occupancy and premium rents. This rare multi family offer flexible ownership options/hold as a solid income producing asset or owner occupy one unit while offsetting expenses with rental income from the remaining units. Easy access to the interstate and downtown St.Louis.

Key facts

• 0.33 acre lot
• Built 1957
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 2×2bd/1.3ba + 1×3bd/1.3ba units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $185k (12.0% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• At $3,549/mo this rent would consume 103% of the median local household income ($41k/yr) (locally 3085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $56k; list at $210k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $158,547
• List price: $209,900
• Delta: 32.39%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8715 Jennings Station Rd	0.14mi	4/4.0 (+1)	3,188 (+12%)	17mo	$89,900	$28	49

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: 37.7%
• Equity multiple: 3.24×
• Total profit: $131,582
• Equity at exit: $103,856

10-year hold

• IRR: 37.9%
• Equity multiple: 6.83×
• Total profit: $342,757
• Equity at exit: $167,849

Cash invested: $58,772 (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: 15.1×

Monthly cashflow live

• Estimated rent: $3,549 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,416

Break-even live

Break-even rent $1,756

Max offer price $209,900

Occupancy floor 55%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.3	$2,318
1× unit	3	1.3	$1,232
Total (3 units)			$3,549

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6037 West Florissant Ave Saint Louis, MO	2.0	1.0	3596	$1,050	$0.29	23d	1	0.77mi

Listing history 23 events

1. 2026-06-18
   days on market $209,900 Active 127 DOM
2. 2026-06-17
   days on market $209,900 Active 126 DOM
3. 2026-06-16
   days on market $209,900 Active 125 DOM
4. 2026-06-15
   days on market $209,900 Active 124 DOM
5. 2026-06-13
   days on market $209,900 Active 122 DOM
6. 2026-06-09
   days on market $209,900 Active 118 DOM
7. 2026-06-08
   days on market $209,900 Active 117 DOM
8. 2026-06-07
   days on market $209,900 Active 116 DOM
9. 2026-06-03
   days on market $209,900 Active 112 DOM
10. 2026-06-02
    days on market $209,900 Active 111 DOM
11. 2026-06-01
    days on market $209,900 Active 110 DOM
12. 2026-05-31
    days on market $209,900 Active 109 DOM
13. 2026-02-12
    listed $209,900 Active 546-char remark

    Show marketing remark (546 chars)

    Unique investment opportunity rare three unit apartment building consisting of two one bedroom units first floor and 2nd floor offer a huge three bedroom unit in mint condition with lots of nature lighting/very nice layout appealing to a wide tenant base helping to support occupancy and premium rents. This rare multi family offer flexible ownership options/hold as a solid income producing asset or owner occupy one unit while offsetting expenses with rental income from the remaining units. Easy access to the interstate and downtown St.Louis.

14. 2026-02-11
    historical $209,900 546-char remark

    Show marketing remark (546 chars)

    Unique investment opportunity rare three unit apartment building consisting of two one bedroom units first floor and 2nd floor offer a huge three bedroom unit in mint condition with lots of nature lighting/very nice layout appealing to a wide tenant base helping to support occupancy and premium rents. This rare multi family offer flexible ownership options/hold as a solid income producing asset or owner occupy one unit while offsetting expenses with rental income from the remaining units. Easy access to the interstate and downtown St.Louis.

15. 2019-03-01
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

16. 2019-03-01
    status Active 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

17. 2019-02-28
    soldstatus $56,500
18. 2019-02-26
    soldstatus Closed 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

19. 2019-02-07
    historical Active Under Contract 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

20. 2019-01-14
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

21. 2018-12-18
    listed $56,500 Active 258-char remark

    Show marketing remark (258 chars)

    Incredible and unique investment opportunity, fully occupied three family building with nice curb appeal..two efficiency units first floor, 2nd floor unit three bedroom apt. Property offered in current condition. Seller to provide no inspections or warranty.

22. 2004-01-21
    soldstatus $110,000
23. 1971-11-05
    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: $2,391 · $199/mo
• Projected year-2 tax: $2,391 · $199/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: $42,588
• − Mortgage interest: −$11,758
• − Property taxes: −$2,391
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − Depreciation: −$6,106
• Taxable income: $14,469
• Est. tax owed @ 24.0%: −$3,473
• After-tax cash flow: $13,522/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

+90.8% since first listed

11 events — show timeline

• 2026-02-12 Listed $209,900 MARIS as Distributed by MLS Grid
• 2026-02-11 Coming Soon $209,900 MARIS as Distributed by MLS Grid
• 2019-03-01 Pending — MARIS as Distributed by MLS Grid
• 2019-03-01 Relisted — MARIS as Distributed by MLS Grid
• 2019-02-28 Sold (Public Records) $56,500 Public Records
• 2019-02-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-07 Contingent — MARIS as Distributed by MLS Grid
• 2019-01-14 Pending — MARIS as Distributed by MLS Grid
• 2018-12-18 Listed $56,500 MARIS as Distributed by MLS Grid
• 2004-01-21 Sold (Public Records) $110,000 Public Records
• 1971-11-05 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2022): $2,391 · +1.5% YoY. Source: county tax records.