5349 Janet Ave · Jennings, MO 63136

$24,900

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 10 Days on market

Built 1923 4,835 sqft lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Spacious brick bungalow located on a corner lot. There is off street parking and a covered front porch. Inside there is a living and eat in kitchen with two bedrooms and one bath on the main level. There is an expanded attic with additional bedroom. There is an unfinished walk out basement. This home is convenient to highways and public transportation.

Key facts

• 4,835 sq ft lot
• Built 1923
• Listed 10 days

Property features AI

Exterior

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

Interior

• Bedrooms: Three bedrooms total; Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 43.5% 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: 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); 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 $1k of equity ($172 loan paydown + $944 appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1923 — 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: 4.97% ✓
• Cap rate: 43.50%
• Cash-on-cash: 132.88%
• DSCR: 6.91
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $72,039
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7056 Idlewild Ave	0.25mi	3/1.0	1,234 (+1%)	4mo	$59,900	$49	83
7138 Garesche Ave	0.27mi	3/1.0	1,220 (-0%)	6mo	$99,750	$82	82
5468 Janet Ave	0.20mi	3/2.0	1,188 (-3%)	5mo	$79,000	$66	78
7137 Garesche Ave	0.27mi	3/1.0	1,251 (+2%)	7mo	$110,000	$88	77
7126 Theodore Ave	0.27mi	3/1.0	1,123 (-8%)	2mo	$34,900	$31	72
5657 Janet Ave	0.50mi	4/2.0 (+1)	1,200 (-2%)	3mo	$60,000	$50	62
5637 Jennings Station Rd	0.47mi	3/1.0	1,116 (-9%)	2mo	$30,000	$27	62
7133 Beulah Ave	0.32mi	3/1.0	1,039 (-15%)	1mo	$70,000	$67	59
7029 Lena Ave	0.40mi	2/1.0 (-1)	1,080 (-12%)	7mo	$55,400	$51	51
7212 Eunice Ave	0.65mi	4/1.0 (+1)	1,134 (-7%)	2mo	$64,900	$57	51
6114 Wyma Ave	0.68mi	3/1.0	1,060 (-13%)	4mo	$132,000	$125	43
5741 Floy Ave	0.68mi	2/1.0 (-1)	1,100 (-10%)	6mo	$65,000	$59	42

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: —
• Equity multiple: 9.00×
• Total profit: $55,767
• Equity at exit: $12,320

10-year hold

• IRR: —
• Equity multiple: 19.98×
• Total profit: $132,362
• Equity at exit: $19,912

Cash invested: $6,972 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$131
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $772

Break-even live

Break-even rent $260

Max offer price $24,900

Occupancy floor 33%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	0.02mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	17d	1	0.17mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	17d	1	0.17mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	23d	1	0.19mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	43d	1	0.22mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	17d	1	0.24mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	3d	1	0.26mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	43d	1	0.27mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	43d	1	0.36mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.41mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	43d	1	0.42mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.46mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.46mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	23d	1	0.47mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	23d	1	0.49mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	23d	1	0.51mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	0.54mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.57mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.57mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.58mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	43d	1	0.62mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	43d	1	0.63mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	11d	1	0.63mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.63mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.66mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.66mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.67mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	43d	1	0.69mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.71mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.77mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	43d	1	0.79mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	43d	1	0.80mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	43d	1	0.81mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.87mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.87mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	2d	1	0.89mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	20d	1	0.90mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	43d	1	0.91mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.91mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.93mi

Listing history 8 events

1. 2026-06-18
   days on market $24,900 Active 10 DOM
2. 2026-06-17
   days on market $24,900 Active 9 DOM
3. 2026-06-16
   days on market $24,900 Active 8 DOM
4. 2026-06-15
   days on market $24,900 Active 7 DOM
5. 2026-06-13
   days on market $24,900 Active 5 DOM
6. 2026-06-08
   statusdays on market $24,900 Active 1 DOM
7. 2026-06-07
   remarks 41-char remark
8. 2026-06-07
   listed $24,900 Coming Soon 2 DOM

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $769 · $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 4/10 Moderate 6 d/yr ≥107°F today · 19 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: $14,842
• − Mortgage interest: −$1,395
• − Property taxes: −$769
• − Insurance: −$124
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$724
• Taxable income: $9,454
• Est. tax owed @ 24.0%: −$2,269
• After-tax cash flow: $6,996/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

+50.9% since first listed

8 events — show timeline

• 2026-06-05 Coming Soon $24,900 MARIS as Distributed by MLS Grid
• 2022-08-01 Sold (Public Records) — Public Records
• 2014-05-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-04-22 Listed $9,900 MARIS as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) $82,350 Public Records
• 2004-11-02 Sold (Public Records) $75,000 Public Records
• 2004-07-07 Sold (Public Records) $16,500 Public Records
• 1958-04-28 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2022): $769 · +1.5% YoY. Source: county tax records.