5612 Hamilton Ave · Jennings, MO 63136

$89,900

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 68 Days on market

Built 1932 4,865 sqft lot $86/sqft · 53% above area

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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
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Cash-flowing 4-bedroom, 1-bath opportunity with strong rental history, previously leased at $1,500/month, making it an excellent addition to any investment portfolio or a great starter home with upside potential. This property features a functional layout with four bedrooms, offering flexibility and strong tenant appeal. The home includes LVP flooring throughout the living room, bathroom, and select bedrooms, along with a spacious eat-in kitchen that opens to a deck overlooking a fenced backyard. Three generously sized bedrooms are located upstairs, providing comfortable living space. A full basement offers ample storage and additional potential. Key updates include PVC plumbing, newer water heater, furnace, and roof, helping reduce immediate capital expenses. Property is being sold as-is, presenting a solid opportunity for investors seeking a property with proven income and room for value-add improvements.

Key facts

• Newer furnace
• Full basement
• Newer water heater

Tags

• FUNCTIONAL LAYOUT
• LVP FLOORING
• SPACIOUS EAT-IN KITCHEN
• FULL BASEMENT
• NEWER WATER HEATER
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% 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); 376 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 41% 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 ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $10k; list at $90k implies a 781% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 13.47%
• Cash-on-cash: 25.64%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $58,938
• List price: $89,900
• Delta: 52.53%
• 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
5637 Jennings Station Rd	0.29mi	3/1.0 (-1)	1,116 (+6%)	2mo	$30,000	$27	69
5828 Pamplin Ave	0.49mi	4/2.5	1,075 (+2%)	1mo	$190,000	$177	67
5617 Janet Ave	0.22mi	3/1.0 (-1)	909 (-13%)	4mo	$39,900	$44	59
5657 Janet Ave	0.24mi	4/2.0	1,200 (+14%)	3mo	$60,000	$50	58
7212 Eunice Ave	0.65mi	4/1.0	1,134 (+8%)	2mo	$64,900	$57	55
5730 Park Ln	0.54mi	4/1.0	1,174 (+12%)	1mo	$105,000	$89	54
5468 Janet Ave	0.28mi	3/2.0 (-1)	1,188 (+13%)	5mo	$79,000	$66	52
6331 Saloma Ave	0.73mi	3/1.5 (-1)	1,008 (-4%)	1mo	$80,000	$79	51
7126 Theodore Ave	0.70mi	3/1.0 (-1)	1,123 (+7%)	2mo	$34,900	$31	49
1810 Switzer Ave	0.64mi	4/1.5	1,159 (+10%)	4mo	$15,000	$13	47
5519 Partridge Ave	0.71mi	3/2.0 (-1)	992 (-6%)	3mo	$12,500	$13	46
8725 Goodfellow Blvd	0.74mi	4/2.0	1,168 (+11%)	0mo	$174,900	$150	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: 34.5%
• Equity multiple: 3.05×
• Total profit: $51,711
• Equity at exit: $44,481

10-year hold

• IRR: 34.9%
• Equity multiple: 6.40×
• Total profit: $135,985
• Equity at exit: $71,890

Cash invested: $25,172 (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: 376
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$471
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $538

Break-even live

Break-even rent $717

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $589	-5% $563	+0% $538	+5% $512	+10% $487
Rent	-10% $427	-5% $483	+0% $538	+5% $593	+10% $648
Rate	-1.0pp $583	-0.5pp $561	base $538	+0.5pp $515	+1.0pp $491

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.09mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.09mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.29mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.32mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.40mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.44mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	17d	1	0.45mi
6024 Lucille Ave Saint Louis, MO	5.0	1.0	1152	$1,500	$1.30	15d	1	0.50mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.52mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	21d	1	0.53mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.57mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	0.57mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.63mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.68mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.71mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.77mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.81mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.86mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.93mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.94mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	1.00mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	1.02mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	1.05mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.10mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	1.13mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	1.16mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	1.18mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.27mi

Listing history 27 events

1. 2026-06-21
   days on market $89,900 Active 68 DOM
2. 2026-06-18
   days on market $89,900 Active 65 DOM
3. 2026-06-17
   days on market $89,900 Active 64 DOM
4. 2026-06-16
   days on market $89,900 Active 63 DOM
5. 2026-06-15
   days on market $89,900 Active 62 DOM
6. 2026-06-13
   days on market $89,900 Active 60 DOM
7. 2026-06-09
   days on market $89,900 Active 56 DOM
8. 2026-06-08
   days on market $89,900 Active 55 DOM
9. 2026-06-07
   days on market $89,900 Active 54 DOM
10. 2026-06-03
    days on market $89,900 Active 50 DOM
11. 2026-06-02
    days on market $89,900 Active 49 DOM
12. 2026-06-01
    days on market $89,900 Active 48 DOM
13. 2026-05-31
    days on market $89,900 Active 47 DOM
14. 2026-04-28
    status Active 920-char remark

    Show marketing remark (920 chars)

    Cash-flowing 4-bedroom, 1-bath opportunity with strong rental history, previously leased at $1,500/month, making it an excellent addition to any investment portfolio or a great starter home with upside potential. This property features a functional layout with four bedrooms, offering flexibility and strong tenant appeal. The home includes LVP flooring throughout the living room, bathroom, and select bedrooms, along with a spacious eat-in kitchen that opens to a deck overlooking a fenced backyard. Three generously sized bedrooms are located upstairs, providing comfortable living space. A full basement offers ample storage and additional potential. Key updates include PVC plumbing, newer water heater, furnace, and roof, helping reduce immediate capital expenses. Property is being sold as-is, presenting a solid opportunity for investors seeking a property with proven income and room for value-add improvements.

15. 2026-04-19
    historical Active Under Contract 920-char remark

    Show marketing remark (920 chars)

    Cash-flowing 4-bedroom, 1-bath opportunity with strong rental history, previously leased at $1,500/month, making it an excellent addition to any investment portfolio or a great starter home with upside potential. This property features a functional layout with four bedrooms, offering flexibility and strong tenant appeal. The home includes LVP flooring throughout the living room, bathroom, and select bedrooms, along with a spacious eat-in kitchen that opens to a deck overlooking a fenced backyard. Three generously sized bedrooms are located upstairs, providing comfortable living space. A full basement offers ample storage and additional potential. Key updates include PVC plumbing, newer water heater, furnace, and roof, helping reduce immediate capital expenses. Property is being sold as-is, presenting a solid opportunity for investors seeking a property with proven income and room for value-add improvements.

16. 2026-04-14
    listed $89,900 Active 920-char remark

    Show marketing remark (920 chars)

    Cash-flowing 4-bedroom, 1-bath opportunity with strong rental history, previously leased at $1,500/month, making it an excellent addition to any investment portfolio or a great starter home with upside potential. This property features a functional layout with four bedrooms, offering flexibility and strong tenant appeal. The home includes LVP flooring throughout the living room, bathroom, and select bedrooms, along with a spacious eat-in kitchen that opens to a deck overlooking a fenced backyard. Three generously sized bedrooms are located upstairs, providing comfortable living space. A full basement offers ample storage and additional potential. Key updates include PVC plumbing, newer water heater, furnace, and roof, helping reduce immediate capital expenses. Property is being sold as-is, presenting a solid opportunity for investors seeking a property with proven income and room for value-add improvements.

17. 2020-08-25
    soldstatus $10,200
18. 2020-08-21
    soldstatus Closed 82-char remark

    Show marketing remark (82 chars)

    Handyman spical great rental property won't last long schedule your showing today.

19. 2020-08-10
    soldstatus $9,000
20. 2020-07-27
    listed $19,000 Active 82-char remark

    Show marketing remark (82 chars)

    Handyman spical great rental property won't last long schedule your showing today.

21. 2020-07-27
    status Pending 82-char remark

    Show marketing remark (82 chars)

    Handyman spical great rental property won't last long schedule your showing today.

22. 2020-06-26
    soldstatus $4,500
23. 2020-06-25
    price $13,750
24. 2020-06-12
    price $15,900
25. 2006-12-06
    soldstatus $25,000
26. 2006-10-25
    soldstatus $15,000
27. 1992-11-18
    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: $689 · $57/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$183/yr (+$15/mo · 26.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,772
• − Mortgage interest: −$5,036
• − Property taxes: −$689
• − Insurance: −$450
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,615
• Taxable income: $5,299
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,182/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

+499.3% since first listed

14 events — show timeline

• 2026-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-19 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $89,900 MARIS as Distributed by MLS Grid
• 2020-08-25 Sold (Public Records) $10,200 Public Records
• 2020-08-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-08-10 Sold (Public Records) $9,000 Public Records
• 2020-07-27 Listed $19,000 MARIS as Distributed by MLS Grid
• 2020-07-27 Pending — MARIS as Distributed by MLS Grid
• 2020-06-26 Sold (Public Records) $4,500 Public Records
• 2020-06-25 Price Changed $13,750 MARIS as Distributed by MLS Grid
• 2020-06-12 Price Changed $15,900 MARIS as Distributed by MLS Grid
• 2006-12-06 Sold (Public Records) $25,000 Public Records
• 2006-10-25 Sold (Public Records) $15,000 Public Records
• 1992-11-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2022): $689 · +1.5% YoY. Source: county tax records.