7034 Beulah Ave · Jennings, MO 63136

$70,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 51 Days on market

Built 1924 0.28 ac lot $62/sqft · 8% above area Est $65k · 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• ARV discount +4.0/15.0
• 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

INVESTORS: Fantastic opportunity to own SIX revenue generating properties. This tenant occupied home was refreshed about 3 years ago and has a long term SECTION 8 tenant. Tenant is currently paying $1030 per month. Property is being sold as a package deal with the following properties: MLS# 22013517, 22013510, 22013530, 22013538 and 22013547. Total asking price for the package is $426k, well below the 1% rule! Please do not alert tenants. Properties to be shown only with an accepted contract. Please use special sales contract and provide proof of funds or pre-approval letter for all six with your offer.

Key facts

• 0.28 acre lot
• Built 1924
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Concrete construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms total; 1 main-level bedroom; 2 upper-level bedrooms
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $492 ($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: $68k (3.0% 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: 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); 376 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); 40% 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 36% 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 ($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 51 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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

• Watch-outs: built in 1924 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1924 — 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: 1.75% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $65,008
• List price: $70,000
• Delta: 7.68%
• 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
7126 Theodore Ave	0.11mi	3/1.0	1,123 (-0%)	2mo	$34,900	$31	89
7133 Beulah Ave	0.13mi	3/1.0	1,039 (-8%)	1mo	$70,000	$67	76
5468 Janet Ave	0.45mi	3/2.0	1,188 (+6%)	5mo	$79,000	$66	65
7056 Idlewild Ave	0.30mi	3/1.0	1,234 (+10%)	4mo	$59,900	$49	62
5637 Jennings Station Rd	0.68mi	3/1.0	1,116 (-1%)	2mo	$30,000	$27	61
6114 Wyma Ave	0.53mi	3/1.0	1,060 (-6%)	4mo	$132,000	$125	58
6331 Saloma Ave	0.48mi	3/1.5	1,008 (-10%)	1mo	$80,000	$79	58
6601 Pasadena Blvd	0.70mi	2/1.0 (-1)	1,150 (+2%)	5mo	$85,500	$74	50
5657 Janet Ave	0.73mi	4/2.0 (+1)	1,200 (+7%)	3mo	$60,000	$50	47
6604 Hazen Ave	0.67mi	2/1.0 (-1)	1,064 (-5%)	5mo	$100,000	$94	46
5454 Hodiamont Ave	0.48mi	2/1.5 (-1)	969 (-14%)	6mo	$40,000	$41	43
4206 Rosewood Ave	0.65mi	2/1.5 (-1)	1,232 (+10%)	6mo	$124,999	$101	41

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: 38.8%
• Equity multiple: 3.31×
• Total profit: $45,195
• Equity at exit: $34,635

10-year hold

• IRR: 39.0%
• Equity multiple: 6.99×
• Total profit: $117,412
• 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: 376
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$367
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $492

Break-even live

Break-even rent $602

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $531	-5% $511	+0% $492	+5% $472	+10% $452
Rent	-10% $395	-5% $443	+0% $492	+5% $540	+10% $588
Rate	-1.0pp $527	-0.5pp $509	base $492	+0.5pp $473	+1.0pp $455

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
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	19d	1	0.22mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	17d	1	0.23mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	45d	1	0.24mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	45d	1	0.26mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.28mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	25d	1	0.33mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	19d	1	0.41mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	25d	1	0.41mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	19d	1	0.42mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	0.43mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	25d	1	0.57mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.57mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	25d	1	0.57mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	45d	1	0.61mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.66mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.67mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.68mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.70mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	25d	1	0.71mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	45d	1	0.74mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.77mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	21d	1	0.80mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	45d	1	0.81mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	23d	1	0.82mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	45d	1	0.83mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.85mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	13d	1	0.87mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.88mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	25d	1	0.88mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	0.91mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	0.95mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.95mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	45d	1	0.96mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	0.96mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	45d	1	1.00mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	1.01mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	5d	1	1.04mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	45d	1	1.05mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	1.08mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	25d	1	1.10mi

Listing history 38 events

1. 2026-06-21
   days on market $70,000 Active 51 DOM
2. 2026-06-18
   days on market $70,000 Active 48 DOM
3. 2026-06-17
   days on market $70,000 Active 47 DOM
4. 2026-06-16
   days on market $70,000 Active 46 DOM
5. 2026-06-15
   days on market $70,000 Active 45 DOM
6. 2026-06-13
   pricedays on market $70,000 Active 43 DOM
7. 2026-06-09
   days on market $72,000 Active 39 DOM
8. 2026-06-08
   days on market $72,000 Active 38 DOM
9. 2026-06-07
   days on market $72,000 Active 37 DOM
10. 2026-06-03
    days on market $72,000 Active 33 DOM
11. 2026-06-02
    days on market $72,000 Active 32 DOM
12. 2026-06-01
    days on market $72,000 Active 31 DOM
13. 2026-05-31
    days on market $72,000 Active 30 DOM
14. 2026-05-02
    listed $72,000 Active 688-char remark
15. 2026-04-30
    historical $72,000 688-char remark
16. 2025-07-10
    status Active
17. 2025-06-27
    historical Active Under Contract
18. 2025-06-05
    price $79,000
19. 2025-05-13
    listed $91,000 Active
20. 2022-04-05
    soldstatus $432,500
21. 2022-03-31
    soldstatus Closed

    Show marketing remark (618 chars)

    INVESTORS: Fantastic opportunity to own SIX revenue generating properties. This tenant occupied home was refreshed about 3 years ago and has a long term SECTION 8 tenant. Tenant is currently paying $1030 per month. Property is being sold as a package deal with the following properties: MLS# 22013517, 22013510, 22013530, 22013538 and 22013547. Total asking price for the package is $426k, well below the 1% rule! Please do not alert tenants. Properties to be shown only with an accepted contract. Please use special sales contract and provide proof of funds or pre-approval letter for all six with your offer.

22. 2022-03-11
    status Pending

    Show marketing remark (618 chars)

    INVESTORS: Fantastic opportunity to own SIX revenue generating properties. This tenant occupied home was refreshed about 3 years ago and has a long term SECTION 8 tenant. Tenant is currently paying $1030 per month. Property is being sold as a package deal with the following properties: MLS# 22013517, 22013510, 22013530, 22013538 and 22013547. Total asking price for the package is $426k, well below the 1% rule! Please do not alert tenants. Properties to be shown only with an accepted contract. Please use special sales contract and provide proof of funds or pre-approval letter for all six with your offer.

23. 2022-03-08
    listed $59,000 Active

    Show marketing remark (618 chars)

    INVESTORS: Fantastic opportunity to own SIX revenue generating properties. This tenant occupied home was refreshed about 3 years ago and has a long term SECTION 8 tenant. Tenant is currently paying $1030 per month. Property is being sold as a package deal with the following properties: MLS# 22013517, 22013510, 22013530, 22013538 and 22013547. Total asking price for the package is $426k, well below the 1% rule! Please do not alert tenants. Properties to be shown only with an accepted contract. Please use special sales contract and provide proof of funds or pre-approval letter for all six with your offer.

24. 2020-09-19
    price $49,000
25. 2017-12-08
    status Pending
26. 2017-12-07
    soldstatus Closed
27. 2017-09-29
    historical Contingent (No Kickout)
28. 2016-12-09
    price $45,000
29. 2016-11-05
    listed $445,000 Active
30. 2007-03-08
    soldstatus $68,000
31. 2005-10-03
    soldstatus $47,150
32. 2005-08-24
    soldstatus $20,260
33. 2004-01-27
    soldstatus $55,000
34. 2000-07-13
    soldstatus $58,772
35. 2000-07-10
    soldstatus $16,822
36. 1998-11-13
    soldstatus $52,000
37. 1998-08-14
    soldstatus $7,500
38. 1981-04-17
    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: $953 · $79/mo
• Projected year-2 tax: $953 · $79/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 · 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: $14,692
• − Mortgage interest: −$3,921
• − Property taxes: −$953
• − Insurance: −$350
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,036
• Taxable income: $5,080
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,679/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

+833.3% since first listed

26 events — show timeline

• 2026-06-11 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $72,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $72,000 MARIS as Distributed by MLS Grid
• 2025-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-27 Contingent — MARIS as Distributed by MLS Grid
• 2025-06-05 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2025-05-13 Listed $91,000 MARIS as Distributed by MLS Grid
• 2022-04-05 Sold (Public Records) $432,500 Public Records
• 2022-03-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-11 Pending — MARIS as Distributed by MLS Grid
• 2022-03-08 Listed $59,000 MARIS as Distributed by MLS Grid
• 2020-09-19 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2017-12-08 Pending — MARIS as Distributed by MLS Grid
• 2017-12-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-09-29 Contingent — MARIS as Distributed by MLS Grid
• 2016-12-09 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2016-11-05 Listed $445,000 MARIS as Distributed by MLS Grid
• 2007-03-08 Sold (Public Records) $68,000 Public Records
• 2005-10-03 Sold (Public Records) $47,150 Public Records
• 2005-08-24 Sold (Public Records) $20,260 Public Records
• 2004-01-27 Sold (Public Records) $55,000 Public Records
• 2000-07-13 Sold (Public Records) $58,772 Public Records
• 2000-07-10 Sold (Public Records) $16,822 Public Records
• 1998-11-13 Sold (Public Records) $52,000 Public Records
• 1998-08-14 Sold (Public Records) $7,500 Public Records
• 1981-04-17 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2022): $953 · +1.5% YoY. Source: county tax records.