5240 Helen Ave · Jennings, MO 63136

$72,000

2 bd · 1.0 ba · 922 sqft · SingleFamily public records · 35 Days on market

Built 1929 3,841 sqft lot $78/sqft · 25% above area Est $58k · 25% 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

Listing remarks

Investor Special – Tenant in Place & Room to Add Value! This income-producing 2-bedroom, 1-bath home is a great opportunity for investors seeking both immediate cash flow and future upside. Currently rented at $800/month, there's room to increase rent with minor updates—making this the perfect value-add property. The home has solid bones and great potential for improvements that could boost both rental income and long-term value. Located in a desirable area with strong rental demand, this property is a smart addition to any portfolio. Don’t miss your chance to secure a property with steady income and growth potential!

Key facts

• 3,841 sq ft lot
• Built 1929
• Listed 35 days

Property features AI

Finance

• Other: Living area listed as 922 (public records); Lot size approximately 0.0882 acres; No pool
• Financial info: Lease not considered
• HOA & community: HOA information unknown — please confirm

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; Private ownership; One story
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Front yard; Back yard; Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% 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: 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: Fairview Primary (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 267 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 $3k of equity ($498 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 35 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $72k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1929 — 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: 1.58% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.43%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $57,717
• List price: $72,000
• Delta: 24.75%
• 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
5218 Fletcher St	0.49mi	2/1.0	918 (-0%)	2mo	$75,000	$82	75
5220 Fletcher St	0.49mi	2/1.0	918 (-0%)	3mo	$64,900	$71	74
7041 Garesche Ave	0.32mi	2/1.0	864 (-6%)	3mo	$39,900	$46	72
6705 Kenwood Dr	0.52mi	2/1.0	912 (-1%)	2mo	$78,900	$87	72
6331 Saloma Ave	0.29mi	3/1.5 (+1)	1,008 (+9%)	1mo	$80,000	$79	63
5617 Janet Ave	0.58mi	3/1.0 (+1)	909 (-1%)	4mo	$39,900	$44	62
5712 Floy Ave	0.74mi	2/1.0	966 (+5%)	1mo	$62,000	$64	57
7133 Beulah Ave	0.35mi	3/1.0 (+1)	1,039 (+13%)	1mo	$70,000	$67	57
6635 Donald St	0.69mi	2/1.0	875 (-5%)	4mo	$95,900	$110	56
4419 June Ave	0.53mi	2/1.5	816 (-12%)	4mo	$57,500	$70	51
5709 Goodfellow Blvd	0.74mi	2/1.0	1,020 (+11%)	4mo	$19,900	$20	45
4135 Begg Blvd	0.72mi	2/1.0	810 (-12%)	2mo	$34,900	$43	44

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: 34.4%
• Equity multiple: 3.05×
• Total profit: $41,245
• Equity at exit: $35,625

10-year hold

• IRR: 34.8%
• Equity multiple: 6.39×
• Total profit: $108,684
• Equity at exit: $57,576

Cash invested: $20,160 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$378
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $427

Break-even live

Break-even rent $597

Max offer price $72,000

Occupancy floor 57%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	17d	1	0.20mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	0.25mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	0.30mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	17d	1	0.32mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.35mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	23d	1	0.35mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	23d	1	0.35mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	3d	1	0.41mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	43d	1	0.46mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	0.47mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	0.54mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	43d	1	0.60mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.62mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.63mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.66mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.66mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.68mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	11d	1	0.69mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	0.69mi
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	0.76mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.77mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	43d	1	0.78mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.80mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.82mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	0.83mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.85mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	0.86mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.88mi
4715 Thrush Ave Unit 24 St. Louis, MO	2.0	1.0	900	$1,350	$1.50	23d	1	0.93mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	43d	1	0.97mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.97mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.99mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	1.00mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	2d	1	1.01mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	1.04mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	1.09mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	1.10mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	21d	1	1.11mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	1.12mi

Listing history 23 events

1. 2026-06-18
   days on market $72,000 Active 35 DOM
2. 2026-06-17
   days on market $72,000 Active 34 DOM
3. 2026-06-16
   days on market $72,000 Active 33 DOM
4. 2026-06-15
   days on market $72,000 Active 32 DOM
5. 2026-06-13
   days on market $72,000 Active 30 DOM
6. 2026-06-09
   days on market $72,000 Active 26 DOM
7. 2026-06-08
   days on market $72,000 Active 25 DOM
8. 2026-06-07
   days on market $72,000 Active 24 DOM
9. 2026-06-03
   days on market $72,000 Active 20 DOM
10. 2026-06-02
    days on market $72,000 Active 19 DOM
11. 2026-06-01
    days on market $72,000 Active 18 DOM
12. 2026-05-31
    days on market $72,000 Active 17 DOM
13. 2026-05-14
    listed $72,000 Active 648-char remark
14. 2022-09-07
    soldstatus $27,000
15. 2010-07-02
    soldstatus $76,000
16. 2001-11-02
    soldstatus $17,500
17. 2001-09-07
    soldstatus $24,900
18. 2000-06-02
    soldstatus $48,000
19. 1999-03-03
    soldstatus $16,200
20. 1998-05-12
    soldstatus $39,450
21. 1998-03-01
    soldstatus
22. 1992-02-11
    soldstatus $33,500
23. 1987-12-01
    soldstatus $32,000

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/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: $13,653
• − Mortgage interest: −$4,033
• − Property taxes: −$768
• − Insurance: −$360
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,095
• Taxable income: $4,214
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,116/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

+125.0% since first listed

11 events — show timeline

• 2026-05-14 Listed $72,000 MARIS as Distributed by MLS Grid
• 2022-09-07 Sold (Public Records) $27,000 Public Records
• 2010-07-02 Sold (Public Records) $76,000 Public Records
• 2001-11-02 Sold (Public Records) $17,500 Public Records
• 2001-09-07 Sold (Public Records) $24,900 Public Records
• 2000-06-02 Sold (Public Records) $48,000 Public Records
• 1999-03-03 Sold (Public Records) $16,200 Public Records
• 1998-05-12 Sold (Public Records) $39,450 Public Records
• 1998-03-01 Sold (Public Records) — Public Records
• 1992-02-11 Sold (Public Records) $33,500 Public Records
• 1987-12-01 Sold (Public Records) $32,000 Public Records

Property tax history

-1.6%/yr

Latest (2022): $768 · +1.5% YoY. Source: county tax records.