5425 Hamilton Ave · Jennings, MO 63136

$86,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 69 Days on market

Built 1947 6,398 sqft lot $100/sqft · 38% above area Est $62k · 38% over

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 MLS

Welcome to 5425 Hamilton Avenue in Jennings, MO 63136! This beautifully updated 2-bedroom, 1-bath home is move-in ready and full of charm. Inside, you’ll find a fully renovated kitchen featuring modern finishes, along with new vinyl windows that bring in plenty of natural light and improve energy efficiency. Whether you’re a first-time homebuyer or looking to downsize, this home offers comfort, style, and convenience. Located in an established St. Louis County neighborhood, you’ll enjoy easy access to shopping, dining, and major highways. The property is being sold as-is, with the seller making no repairs. All offers must be submitted on a Special Sales Contract and include proof of funds. Don’t miss your opportunity to own a beautifully updated home at an affordable price—schedule your showing today!

Key facts

• 6,398 sq ft lot
• Built 1947
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (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); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $4k of equity ($595 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $5k; list at $86k implies a 1554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $80,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1947 — 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: 1.31% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $62,154
• List price: $86,000
• Delta: 38.37%
• 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
7041 Garesche Ave	0.36mi	2/1.0	864 (0%)	3mo	$39,900	$46	81
7043 Theodore Ave	0.42mi	2/1.0	900 (+4%)	5mo	$70,000	$78	70
7053 Idlewild Ave	0.42mi	2/1.0	900 (+4%)	5mo	$116,800	$130	69
5454 Hodiamont Ave	0.08mi	2/1.5	969 (+12%)	6mo	$40,000	$41	69
5617 Janet Ave	0.37mi	3/1.0 (+1)	909 (+5%)	4mo	$39,900	$44	66
7127 Theodore Ave	0.46mi	2/1.0	936 (+8%)	4mo	$49,900	$53	61
5712 Floy Ave	0.47mi	2/1.0	966 (+12%)	1mo	$62,000	$64	58
5218 Fletcher St	0.65mi	2/1.0	918 (+6%)	2mo	$75,000	$82	57
5220 Fletcher St	0.65mi	2/1.0	918 (+6%)	3mo	$64,900	$71	57
5920 Lalite Ave	0.56mi	2/1.0	760 (-12%)	4mo	$22,000	$29	51
5811 Helen Ave	0.71mi	3/1.0 (+1)	806 (-7%)	0mo	$29,900	$37	50
4704 Seattle St	0.71mi	2/1.0	768 (-11%)	1mo	$84,900	$111	47

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: 26.8%
• Equity multiple: 2.60×
• Total profit: $38,561
• Equity at exit: $42,552

10-year hold

• IRR: 27.7%
• Equity multiple: 5.37×
• Total profit: $105,296
• Equity at exit: $68,771

Cash invested: $24,080 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$451
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $350

Break-even live

Break-even rent $688

Max offer price $86,000

Occupancy floor 64%

Sensitivity live

Price	-10% $399	-5% $374	+0% $350	+5% $325	+10% $301
Rent	-10% $260	-5% $305	+0% $350	+5% $394	+10% $439
Rate	-1.0pp $393	-0.5pp $372	base $350	+0.5pp $328	+1.0pp $305

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.05mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.07mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.15mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.34mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.35mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.35mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.38mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.38mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.38mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.40mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.40mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.42mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.42mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.43mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.44mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.46mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.46mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.51mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.53mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.57mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.60mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.64mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.68mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.69mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.69mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.69mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.69mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.72mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.74mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.75mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.78mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.82mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.83mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.86mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.89mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.90mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.92mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.96mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	0.97mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.03mi

Listing history 31 events

1. 2026-06-18
   days on market $86,000 Active 69 DOM
2. 2026-06-17
   days on market $86,000 Active 68 DOM
3. 2026-06-16
   days on market $86,000 Active 67 DOM
4. 2026-06-15
   days on market $86,000 Active 66 DOM
5. 2026-06-13
   days on market $86,000 Active 64 DOM
6. 2026-06-09
   days on market $86,000 Active 60 DOM
7. 2026-06-08
   days on market $86,000 Active 59 DOM
8. 2026-06-07
   days on market $86,000 Active 58 DOM
9. 2026-06-03
   days on market $86,000 Active 54 DOM
10. 2026-06-02
    days on market $86,000 Active 53 DOM
11. 2026-06-01
    days on market $86,000 Active 52 DOM
12. 2026-05-31
    days on market $86,000 Active 51 DOM
13. 2026-04-11
    listed $86,000 Active 845-char remark

    Show marketing remark (845 chars)

    Welcome to 5425 Hamilton Avenue in Jennings, MO 63136! This beautifully updated 2-bedroom, 1-bath home is move-in ready and full of charm. Inside, you’ll find a fully renovated kitchen featuring modern finishes, along with new vinyl windows that bring in plenty of natural light and improve energy efficiency. Whether you’re a first-time homebuyer or looking to downsize, this home offers comfort, style, and convenience. Located in an established St. Louis County neighborhood, you’ll enjoy easy access to shopping, dining, and major highways. The property is being sold as-is, with the seller making no repairs. All offers must be submitted on a Special Sales Contract and include proof of funds. Don’t miss your opportunity to own a beautifully updated home at an affordable price—schedule your showing today!

14. 2026-04-10
    historical $86,000 845-char remark

    Show marketing remark (845 chars)

    Welcome to 5425 Hamilton Avenue in Jennings, MO 63136! This beautifully updated 2-bedroom, 1-bath home is move-in ready and full of charm. Inside, you’ll find a fully renovated kitchen featuring modern finishes, along with new vinyl windows that bring in plenty of natural light and improve energy efficiency. Whether you’re a first-time homebuyer or looking to downsize, this home offers comfort, style, and convenience. Located in an established St. Louis County neighborhood, you’ll enjoy easy access to shopping, dining, and major highways. The property is being sold as-is, with the seller making no repairs. All offers must be submitted on a Special Sales Contract and include proof of funds. Don’t miss your opportunity to own a beautifully updated home at an affordable price—schedule your showing today!

15. 2025-10-11
    status Active
16. 2025-09-25
    historical Active Under Contract
17. 2025-09-06
    listed $86,000 Active
18. 2025-09-05
    historical
19. 2018-04-05
    soldstatus $5,200
20. 2018-04-03
    soldstatus Closed
21. 2018-03-08
    status Pending
22. 2018-02-19
    price $4,900
23. 2018-01-25
    listed $9,900 Active
24. 2018-01-08
    soldstatus Closed
25. 2017-12-01
    status Pending
26. 2017-10-31
    listed $13,260 Active
27. 2001-11-29
    soldstatus
28. 1999-09-02
    soldstatus $13,500
29. 1998-07-21
    soldstatus
30. 1997-07-08
    soldstatus
31. 1997-07-08
    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: $681 · $57/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: +$154/yr (+$13/mo · 22.6%)

ⓘ 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: $13,570
• − Mortgage interest: −$4,817
• − Property taxes: −$681
• − Insurance: −$430
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,502
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,485/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

+537.0% since first listed

19 events — show timeline

• 2026-04-11 Listed $86,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $86,000 MARIS as Distributed by MLS Grid
• 2025-10-11 Relisted — MARIS as Distributed by MLS Grid
• 2025-09-25 Contingent — MARIS as Distributed by MLS Grid
• 2025-09-06 Listed $86,000 MARIS as Distributed by MLS Grid
• 2025-09-05 Coming Soon — MARIS as Distributed by MLS Grid
• 2018-04-05 Sold (Public Records) $5,200 Public Records
• 2018-04-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-08 Pending — MARIS as Distributed by MLS Grid
• 2018-02-19 Price Changed $4,900 MARIS as Distributed by MLS Grid
• 2018-01-25 Listed $9,900 MARIS as Distributed by MLS Grid
• 2018-01-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-12-01 Pending — MARIS as Distributed by MLS Grid
• 2017-10-31 Listed $13,260 MARIS as Distributed by MLS Grid
• 2001-11-29 Sold (Public Records) — Public Records
• 1999-09-02 Sold (Public Records) $13,500 Public Records
• 1998-07-21 Sold (Public Records) — Public Records
• 1997-07-08 Sold (Public Records) — Public Records
• 1997-07-08 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2022): $681 · +1.5% YoY. Source: county tax records.