2587 Robley Dr · Jennings, MO 63136

$109,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 43 Days on market

Built 1964 6,612 sqft lot $106/sqft · at area comps Est $108k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• Appreciation +6.9/10.0
• 1% rule +6.7/10.0
• ARV discount +6.6/15.0
• 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

Enjoy a Three bedroom/ Two Bath Home situated on a Prime Lot. Over 1000 square feet on the Main Level with the convenience of a Carport and Storage Shed. Open Floor Plan boasting Oak Hardwood Flooring, a Spacious Eat in Kitchen, & Master Suite with Ensuite 1/2 Bath. Enjoy the luxury of a Fenced-In Yard all while sitting next to the stunning Koeneman Park. This is a Must See!!

Key facts

• Level lot
• Functional yard
• 6,612 sq ft lot

Tags

• LOW-MAINTENANCE VINYL SIDING
• DURABLE ASPHALT SHINGLE ROOF
• LEVEL LOT
• PAVED PUBLIC STREET FRONTAGE
• FUNCTIONAL YARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Covered parking; One-car carport (1 covered space total)
• Utilities: Public water; Public sewer; Electric service listed as other
• Home design: Single-family residence; One-story house; Private ownership; Entry level / above-grade living area reported as 1,040
• Construction: Vinyl siding; Composition roof; Slab foundation; Built date reported from public records
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 50 x 115

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Partially finished basement; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Northview Elem. (math 3% / reading 20%, grade F, #1,022 of 1,115 statewide, top 92%, 524 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); 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 38% 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 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $107,760
• List price: $109,900
• Delta: 1.99%
• 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
8870 Saint Cyr Dr	0.23mi	3/1.0	1,131 (+9%)	2mo	$39,900	$35	72
2035 Sun Valley Dr	0.16mi	3/2.0	1,170 (+12%)	4mo	$68,900	$59	66
24 Lamar Dr	0.45mi	2/1.0 (-1)	1,022 (-2%)	4mo	$99,900	$98	66
9614 Winkler Dr	0.62mi	3/1.0	1,020 (-2%)	1mo	$125,000	$123	65
9533 Winkler Dr	0.50mi	3/2.0	1,104 (+6%)	4mo	$144,900	$131	61
1862 Longford Dr	0.68mi	3/1.5	1,014 (-2%)	5mo	$84,900	$84	60
2014 Kappel Dr	0.66mi	2/1.0 (-1)	989 (-5%)	2mo	$19,000	$19	53
8 Jendale Ct	0.50mi	2/2.0 (-1)	1,127 (+8%)	4mo	$125,000	$111	52
9468 Halls Ferry Rd	0.69mi	3/0.5	975 (-6%)	2mo	$67,500	$69	51
9157 Victory Ave	0.51mi	4/2.5 (+1)	1,127 (+8%)	5mo	$129,900	$115	49
2538 Oepts Ave	0.73mi	3/1.5	1,144 (+10%)	7mo	$40,000	$35	43
8808 Clifton Ave	0.74mi	2/1.0 (-1)	912 (-12%)	2mo	$29,900	$33	36

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: 20.8%
• Equity multiple: 2.25×
• Total profit: $38,385
• Equity at exit: $54,377

10-year hold

• IRR: 22.3%
• Equity multiple: 4.58×
• Total profit: $110,171
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$576
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $281

Break-even live

Break-even rent $934

Max offer price $109,900

Occupancy floor 73%

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
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.45mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.47mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.57mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	24d	1	0.66mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.69mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	0.70mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.72mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.72mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.76mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.77mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	0.81mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	44d	1	0.82mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	8d	1	0.83mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.84mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.85mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.86mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.89mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.90mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.90mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	0.94mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.95mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.98mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.99mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.99mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.02mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	1.02mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	1.04mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.06mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	44d	1	1.07mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.08mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	1.09mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	1.10mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	44d	1	1.10mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	1.10mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	1.12mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.18mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.18mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	1.19mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	1.19mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	1.19mi

Listing history 19 events

1. 2026-06-18
   days on market $109,900 Active 43 DOM
2. 2026-06-17
   days on market $109,900 Active 42 DOM
3. 2026-06-16
   days on market $109,900 Active 41 DOM
4. 2026-06-15
   days on market $109,900 Active 40 DOM
5. 2026-06-13
   days on market $109,900 Active 38 DOM
6. 2026-06-09
   days on market $109,900 Active 34 DOM
7. 2026-06-08
   days on market $109,900 Active 33 DOM
8. 2026-06-07
   days on market $109,900 Active 32 DOM
9. 2026-06-03
   days on market $109,900 Active 28 DOM
10. 2026-06-02
    days on market $109,900 Active 27 DOM
11. 2026-06-01
    days on market $109,900 Active 26 DOM
12. 2026-05-31
    days on market $109,900 Active 25 DOM
13. 2026-05-06
    listed $109,900 Active 984-char remark
14. 2015-09-01
    soldstatus $19,500,437
15. 2012-12-06
    soldstatus $24,000
16. 2012-11-30
    soldstatus 384-char remark

    Show marketing remark (384 chars)

    Enjoy a Three bedroom/ Two Bath Home situated on a Prime Lot. Over 1000 square feet on the Main Level with the convenience of a Carport and Storage Shed. Open Floor Plan boasting Oak Hardwood Flooring, a Spacious Eat in Kitchen, & Master Suite with Ensuite 1/2 Bath. Enjoy the luxury of a Fenced-In Yard all while sitting next to the stunning Koeneman Park. This is a Must See!!

17. 2012-08-23
    listed $34,900 384-char remark

    Show marketing remark (384 chars)

    Enjoy a Three bedroom/ Two Bath Home situated on a Prime Lot. Over 1000 square feet on the Main Level with the convenience of a Carport and Storage Shed. Open Floor Plan boasting Oak Hardwood Flooring, a Spacious Eat in Kitchen, & Master Suite with Ensuite 1/2 Bath. Enjoy the luxury of a Fenced-In Yard all while sitting next to the stunning Koeneman Park. This is a Must See!!

18. 2009-04-20
    soldstatus $25,000
19. 2003-08-13
    soldstatus $31,900

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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: $15,465
• − Mortgage interest: −$6,156
• − Property taxes: −$1,385
• − Insurance: −$550
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,197
• Taxable income: $1,703
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,958/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

+244.5% since first listed

7 events — show timeline

• 2026-05-06 Listed $109,900 MARIS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $19,500,437 Public Records
• 2012-12-06 Sold (Public Records) $24,000 Public Records
• 2012-11-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-08-23 Listed $34,900 MARIS as Distributed by MLS Grid
• 2009-04-20 Sold (Public Records) $25,000 Public Records
• 2003-08-13 Sold (Public Records) $31,900 Public Records

Property tax history

+11.3%/yr

Latest (2022): $1,385 · +1.5% YoY. Source: county tax records.