8859 Granada Pl · Jennings, MO 63136

$70,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 28 Days on market

Built 1951 5,998 sqft lot $78/sqft · 7% below area Est $75k · 7% under

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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
• ARV discount +10.5/15.0
• 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

Listing remarks MLS

Cute full brick 3 b/r, 1 bath ranch with 1-car attached garage. Needs TLC, property sold "as-is", seller to make no repairs / predications. All offers to be submitted on Special Sales Contract, $1,000 min. Earnest Deposit, Sellers prefer closing at Continental Title Co. Sellers to transfer title via Special Warranty Deed.

Key facts

• 5,998 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Living area and finished area details are estimated; Lot on a city street with asphalt road frontage (frontage 60')
• Financial info: Lease not considered by seller

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity, natural gas, sewer and water connected
• Home design: Single family residence; Private ownership; One story; Fixer condition; Facing information not provided
• Construction: Brick construction; Asphalt roof; Concrete perimeter foundation; Basement (8 ft+ poured)
• Exterior features: Back yard; Chain link fence; Panel and storm doors

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Laminate counters; Exhaust fan
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 12.2% in Jennings — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 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 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 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 $18k; list at $70k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.77% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $74,977
• List price: $70,000
• Delta: -6.64%
• 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
8926 Hillview Ave	0.25mi	2/1.0 (-1)	920 (+2%)	3mo	$38,700	$42	77
8808 Clifton Ave	0.40mi	2/1.0 (-1)	912 (+1%)	2mo	$29,900	$33	72
8930 Sides Ct	0.14mi	3/1.5	1,008 (+12%)	1mo	$65,000	$64	70
1719 Veronica Ave	0.29mi	2/1.0 (-1)	984 (+9%)	2mo	$94,500	$96	64
2425 Shirley Ave	0.72mi	2/1.0 (-1)	896 (-0%)	2mo	$34,900	$39	59
8816 Cozens Ave	0.52mi	2/1.0 (-1)	832 (-8%)	0mo	$55,000	$66	58
2026 Mclaran Ave	0.35mi	2/1.0 (-1)	1,026 (+14%)	1mo	$89,500	$87	54
5811 Helen Ave	0.62mi	3/1.0	806 (-10%)	0mo	$29,900	$37	53
9468 Halls Ferry Rd	0.65mi	3/0.5	975 (+8%)	2mo	$67,500	$69	52
9426 Westchester Dr	0.59mi	2/1.0 (-1)	982 (+9%)	1mo	$68,900	$70	51
9456 Bagley Dr	0.53mi	2/2.0 (-1)	982 (+9%)	2mo	$55,000	$56	50
9240 Hathaway Dr	0.62mi	2/1.0 (-1)	982 (+9%)	2mo	$130,000	$132	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: 38.6%
• Equity multiple: 3.29×
• Total profit: $44,973
• Equity at exit: $34,635

10-year hold

• IRR: 38.9%
• Equity multiple: 6.97×
• Total profit: $117,026
• Equity at exit: $55,976

Cash invested: $19,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $488

Break-even live

Break-even rent $619

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $527	-5% $507	+0% $488	+5% $468	+10% $448
Rent	-10% $390	-5% $439	+0% $488	+5% $536	+10% $585
Rate	-1.0pp $523	-0.5pp $505	base $488	+0.5pp $469	+1.0pp $451

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.20mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.36mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.36mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.47mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.52mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.59mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.61mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.63mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.64mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	0.65mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.67mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.68mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	0.72mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.74mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.79mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.80mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	24d	6	0.81mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	0.83mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.83mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.85mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.86mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.90mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.90mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	0.91mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.92mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	5d	2	0.92mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.94mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.96mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.97mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.98mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	1.01mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	1.04mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	1.07mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	1.08mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	1.15mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	1.17mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	1.23mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	1.24mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	1.24mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	1.24mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 28 DOM
2. 2026-06-17
   days on market $70,000 Active 27 DOM
3. 2026-06-16
   days on market $70,000 Active 26 DOM
4. 2026-06-15
   days on market $70,000 Active 25 DOM
5. 2026-06-13
   days on market $70,000 Active 23 DOM
6. 2026-06-09
   days on market $70,000 Active 19 DOM
7. 2026-06-08
   days on market $70,000 Active 18 DOM
8. 2026-06-07
   statusdays on market $70,000 Active 17 DOM
9. 2026-05-11
   listed $70,000 Active 525-char remark
10. 2017-06-27
    soldstatus $18,500
11. 2017-06-26
    soldstatus Closed 333-char remark

    Show marketing remark (333 chars)

    Cute full brick 3 b/r, 1 bath ranch with 1-car attached garage. Needs TLC, property sold "as-is", seller to make no repairs / predications. All offers to be submitted on Special Sales Contract, $1,000 min. Earnest Deposit, Sellers prefer closing at Continental Title Co. Sellers to transfer title via Special Warranty Deed.

12. 2017-06-10
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Cute full brick 3 b/r, 1 bath ranch with 1-car attached garage. Needs TLC, property sold "as-is", seller to make no repairs / predications. All offers to be submitted on Special Sales Contract, $1,000 min. Earnest Deposit, Sellers prefer closing at Continental Title Co. Sellers to transfer title via Special Warranty Deed.

13. 2017-05-25
    listed $19,900 Active 333-char remark

    Show marketing remark (333 chars)

    Cute full brick 3 b/r, 1 bath ranch with 1-car attached garage. Needs TLC, property sold "as-is", seller to make no repairs / predications. All offers to be submitted on Special Sales Contract, $1,000 min. Earnest Deposit, Sellers prefer closing at Continental Title Co. Sellers to transfer title via Special Warranty Deed.

14. 2002-04-03
    soldstatus $66,736
15. 2001-08-07
    soldstatus $37,500

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,832
• − Mortgage interest: −$3,921
• − Property taxes: −$1,112
• − Insurance: −$350
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,036
• Taxable income: $5,039
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,641/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

+86.7% since first listed

9 events — show timeline

• 2026-06-05 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-26 Pending — MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $70,000 MARIS as Distributed by MLS Grid
• 2017-06-27 Sold (Public Records) $18,500 Public Records
• 2017-06-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-06-10 Pending — MARIS as Distributed by MLS Grid
• 2017-05-25 Listed $19,900 MARIS as Distributed by MLS Grid
• 2002-04-03 Sold (Public Records) $66,736 Public Records
• 2001-08-07 Sold (Public Records) $37,500 Public Records

Property tax history

-1.3%/yr

Latest (2022): $1,112 · +1.5% YoY. Source: county tax records.