7047 Florence Pl · Jennings, MO 63136

$109,900

2 bd · 1.5 ba · 999 sqft · SingleFamily public records · 23 Days on market

Built 1940 6,041 sqft lot $110/sqft · 105% above area

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Why this score? — see what drove the C+ 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome to 7047 Florence Place! This charming 3-bedroom, 2 bath Bungalow is move in ready. Manicured lawn, fenced level backyard, private driveway, newer flooring throughout and roof is under 5 years old! Basement features updated PVC stack along with all other major systems. Walk out basement provides a bonus room and full bath!!

Key facts

• Newer flooring
• Private driveway
• Updated pvc stack

Tags

• MANICURED LAWN
• FENCED LEVEL BACKYARD
• PRIVATE DRIVEWAY
• NEWER FLOORING
• UPDATED PVC STACK
• WALK OUT BASEMENT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Residential property; One-and-a-half levels
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms total (2 on the main level, 1 on the upper level)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (1 on the main level, 1 in the lower level/basement)
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Partially finished basement; Carpet and hardwood flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% 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 ($760 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 83% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (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: 1.02% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $67,757
• List price: $109,900
• Delta: 62.20%
• 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
7133 Beulah Ave	0.36mi	3/1.0 (+1)	1,039 (+4%)	1mo	$70,000	$67	68
5614 Albia Ter	0.50mi	3/2.0 (+1)	988 (-1%)	0mo	$125,000	$127	68
7117 W Florissant Ave	0.62mi	2/1.0	992 (-1%)	1mo	$77,000	$78	67
7041 Garesche Ave	0.15mi	2/1.0	864 (-14%)	3mo	$39,900	$46	66
5218 Fletcher St	0.41mi	2/1.0	918 (-8%)	2mo	$75,000	$82	64
6331 Saloma Ave	0.73mi	3/1.5 (+1)	1,008 (+1%)	1mo	$80,000	$79	58
5712 Floy Ave	0.74mi	2/1.0	966 (-3%)	1mo	$62,000	$64	58
7471 Sharon Dr	0.57mi	3/1.0 (+1)	945 (-5%)	0mo	$98,000	$104	57
5637 Jennings Station Rd	0.32mi	3/1.0 (+1)	1,116 (+12%)	2mo	$30,000	$27	57
7126 Theodore Ave	0.32mi	3/1.0 (+1)	1,123 (+12%)	2mo	$34,900	$31	56
5537 Sunbury Ave	0.65mi	3/1.0 (+1)	936 (-6%)	0mo	$39,900	$43	52
6705 Kenwood Dr	0.67mi	2/1.0	912 (-9%)	2mo	$78,900	$87	50

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: 17.9%
• Equity multiple: 2.08×
• Total profit: $33,174
• Equity at exit: $54,377

10-year hold

• IRR: 19.6%
• Equity multiple: 4.18×
• Total profit: $97,847
• Equity at exit: $87,883

Cash invested: $30,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$576
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $204

Break-even live

Break-even rent $867

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	0.06mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.15mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.16mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	3d	1	0.18mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	17d	1	0.21mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.28mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.30mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.33mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	0.34mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	0.35mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.37mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	0.41mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.42mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	0.43mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.43mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	43d	1	0.43mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.48mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	17d	1	0.52mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	0.53mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	43d	1	0.54mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	0.59mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	0.62mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.63mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	21d	1	0.64mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	4d	1	0.66mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	23d	1	0.67mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.67mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.68mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	0.69mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.70mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.71mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.72mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.73mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.74mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.76mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	11d	1	0.77mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.77mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	23d	1	0.78mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	23d	1	0.80mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.81mi

Listing history 9 events

1. 2026-06-08
   status $109,900 Pending 23 DOM
2. 2026-06-07
   days on market $109,900 Active 23 DOM
3. 2026-06-03
   days on market $109,900 Active 19 DOM
4. 2026-06-02
   pricedays on market $109,900 Active 18 DOM
5. 2026-06-01
   days on market $120,000 Active 17 DOM
6. 2026-05-31
   days on market $120,000 Active 16 DOM
7. 2026-05-15
   listed $120,000 Active 332-char remark
8. 2013-02-01
   soldstatus
9. 1999-04-14
   soldstatus $59,900

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$308/yr (+$26/mo · 40.7%)

ⓘ 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 · 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: $13,515
• − Mortgage interest: −$6,156
• − Property taxes: −$758
• − Insurance: −$550
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,197
• Taxable income: $692
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,288/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

+83.5% since first listed

5 events — show timeline

• 2026-06-07 Pending — MARIS as Distributed by MLS Grid
• 2026-06-02 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $120,000 MARIS as Distributed by MLS Grid
• 2013-02-01 Sold (Public Records) — Public Records
• 1999-04-14 Sold (Public Records) $59,900 Public Records

Property tax history

-3.3%/yr

Latest (2022): $758 · +2605.9% YoY. Source: county tax records.