8964 Mayfield Ct · Jennings, MO 63136

$40,000

2 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 18 Days on market

Built 1942 5,388 sqft lot

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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
• ARV discount +7.5/15.0
• 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

Dont let the outside of this place fool you. Its over 1000 sqft! This nice brick bungalow offers additional space on the 2nd floor. Use as a bedroom, den or play room. The interior offer gorgeous hardwood flooring, a decorative fireplace in the living room and two main floor bedrooms. Parking is off street and available almost to the back of the property. There is a nice covered patio in the back yard to enjoy fun times with family and friends. Dont wait on seeing this one. Its price to sell fast and it will!

Key facts

• Finished attic
• Off street parking
• Brick ranch style

Tags

• BRICK RANCH STYLE
• FINISHED ATTIC
• FULL BASEMENT
• OFF STREET PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Lease not considered; Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 55 x 90; Lot features: Other

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (one on the main level, one on the lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 12.2% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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).
• This rent runs 35% 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 $2k of equity ($277 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 3.1% of price; built in 1942 — 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.97% ✓
• Cap rate: 24.62%
• Cash-on-cash: 65.44%
• DSCR: 3.91
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $99,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8819 May Ave	0.36mi	2/1.0	1,074 (-6%)	0mo	$100,000	$93	69
8930 Sides Ct	0.15mi	3/1.5 (+1)	1,008 (-12%)	1mo	$65,000	$64	66
8870 Saint Cyr Dr	0.61mi	3/1.0 (+1)	1,131 (-1%)	2mo	$39,900	$35	60
9435 Eastchester Dr	0.52mi	3/1.0 (+1)	1,195 (+5%)	2mo	$55,500	$46	57
9456 Bagley Dr	0.43mi	2/2.0	982 (-14%)	2mo	$55,000	$56	55
9426 Westchester Dr	0.40mi	2/1.0	982 (-14%)	1mo	$68,900	$70	53
2026 Mclaran Ave	0.55mi	2/1.0	1,026 (-10%)	1mo	$89,500	$87	53
9418 Pattonwood Dr	0.44mi	3/2.0 (+1)	982 (-14%)	3mo	$134,450	$137	49
1719 Veronica Ave	0.50mi	2/1.0	984 (-14%)	2mo	$94,500	$96	48
9240 Hathaway Dr	0.49mi	2/1.0	982 (-14%)	2mo	$130,000	$132	48
9468 Halls Ferry Rd	0.41mi	3/0.5 (+1)	975 (-15%)	2mo	$67,500	$69	44
1220 Duenke Dr	0.64mi	2/1.0	984 (-14%)	3mo	$89,900	$91	40

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: 73.0%
• Equity multiple: 5.27×
• Total profit: $47,868
• Equity at exit: $19,792

10-year hold

• IRR: 72.6%
• Equity multiple: 11.51×
• Total profit: $117,735
• Equity at exit: $31,986

Cash invested: $11,200 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$210
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $611

Break-even live

Break-even rent $415

Max offer price $40,000

Occupancy floor 44%

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: $10,000
• Closing costs: $1,200
• 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	23d	1	0.15mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.39mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.45mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.53mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	0.56mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	0.61mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	0.65mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.65mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.65mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	43d	1	0.68mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.69mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.71mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	0.73mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	0.80mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	2d	1	0.81mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.82mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.85mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.89mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.90mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.90mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	3d	1	0.97mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	1.05mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	1.07mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	1.08mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	1.08mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	1.09mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	1.11mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	43d	1	1.11mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	1.12mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	1.12mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	43d	1	1.13mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	1.15mi
960 Raford Ct St. Louis, MO	2.0	1.0	750	$950	$1.27	23d	1	1.17mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	1.18mi
956 Fontaine Pl Saint Louis, MO	2.0	2.0	1192	$1,400	$1.17	23d	1	1.20mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	1.21mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	1.21mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	11d	1	1.23mi
605 Fremont Ave Saint Louis, MO	2.0	1.0	750	$995	$1.33	43d	1	1.24mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	1.25mi

Listing history 15 events

1. 2026-06-02
   statusdays on market $40,000 Pending 18 DOM
2. 2026-06-01
   days on market $40,000 Active 17 DOM
3. 2026-05-31
   days on market $40,000 Active 16 DOM
4. 2026-04-22
   status Pending
5. 2026-04-08
   listed $40,000 Active
6. 2020-08-03
   soldstatus $49,900
7. 2020-06-05
   soldstatus Closed
8. 2020-05-18
   status Pending
9. 2020-04-24
   listed $49,900 Active
10. 2016-11-21
    soldstatus Closed 529-char remark

    Show marketing remark (529 chars)

    Dont let the outside of this place fool you. Its over 1000 sqft! This nice brick bungalow offers additional space on the 2nd floor. Use as a bedroom, den or play room. The interior offer gorgeous hardwood flooring, a decorative fireplace in the living room and two main floor bedrooms. Parking is off street and available almost to the back of the property. There is a nice covered patio in the back yard to enjoy fun times with family and friends. Dont wait on seeing this one. Its price to sell fast and it will!

11. 2016-11-15
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Dont let the outside of this place fool you. Its over 1000 sqft! This nice brick bungalow offers additional space on the 2nd floor. Use as a bedroom, den or play room. The interior offer gorgeous hardwood flooring, a decorative fireplace in the living room and two main floor bedrooms. Parking is off street and available almost to the back of the property. There is a nice covered patio in the back yard to enjoy fun times with family and friends. Dont wait on seeing this one. Its price to sell fast and it will!

12. 2016-10-27
    listed $18,000 Active 529-char remark

    Show marketing remark (529 chars)

    Dont let the outside of this place fool you. Its over 1000 sqft! This nice brick bungalow offers additional space on the 2nd floor. Use as a bedroom, den or play room. The interior offer gorgeous hardwood flooring, a decorative fireplace in the living room and two main floor bedrooms. Parking is off street and available almost to the back of the property. There is a nice covered patio in the back yard to enjoy fun times with family and friends. Dont wait on seeing this one. Its price to sell fast and it will!

13. 2006-02-10
    soldstatus $91,900
14. 2004-04-29
    soldstatus $38,500
15. 2002-01-29
    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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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: $14,262
• − Mortgage interest: −$2,241
• − Property taxes: −$1,221
• − Insurance: −$200
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,164
• Taxable income: $7,155
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $5,612/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

+3.9% since first listed

12 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $40,000 MARIS as Distributed by MLS Grid
• 2020-08-03 Sold (Public Records) $49,900 Public Records
• 2020-06-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-18 Pending — MARIS as Distributed by MLS Grid
• 2020-04-24 Listed $49,900 MARIS as Distributed by MLS Grid
• 2016-11-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-15 Pending — MARIS as Distributed by MLS Grid
• 2016-10-27 Listed $18,000 MARIS as Distributed by MLS Grid
• 2006-02-10 Sold (Public Records) $91,900 Public Records
• 2004-04-29 Sold (Public Records) $38,500 Public Records
• 2002-01-29 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2022): $1,221 · -8.5% YoY. Source: county tax records.