5658 Wilborn Dr · Jennings, MO 63136

$99,900

2 bd · 2.0 ba · 1,536 sqft · Townhouse public records · 68 Days on market

Built 1960 9,051 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• 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

Cash-flowing brick two-family with long-term, tenant-occupied units—an excellent addition to any investment portfolio. Situated on a quiet, attractive street with great curb appeal, this stately property offers TWO spacious 1-bedroom, 1-bath units, each featuring generously sized kitchens and living rooms. A full basement provides ample storage and includes shared laundry. Each unit enjoys private off-street parking, along with access to a large backyard. Well-maintained with a BRAND NEW ROOF & great bones, this is a stable, income-producing opportunity ready for your next investment!

Key facts

• 9,051 sq ft lot
• Built 1960
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $86k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1960 — 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: 1.26% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.35×
• Total profit: $37,811
• Equity at exit: $49,429

10-year hold

• IRR: 23.9%
• Equity multiple: 4.83×
• Total profit: $107,043
• Equity at exit: $79,886

Cash invested: $27,972 (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: 376
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$524
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $298

Break-even live

Break-even rent $885

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $354	-5% $326	+0% $298	+5% $269	+10% $241
Rent	-10% $198	-5% $248	+0% $298	+5% $348	+10% $397
Rate	-1.0pp $348	-0.5pp $323	base $298	+0.5pp $272	+1.0pp $245

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	44d	1	0.09mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.18mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.18mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.21mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	0.31mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.37mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.41mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.57mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.58mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	44d	1	0.61mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.66mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.68mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	0.69mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.75mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.90mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	1.04mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	1.08mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.16mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	24d	1	1.19mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	24d	1	1.21mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	44d	1	1.47mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-12
   status Pending
4. 2026-02-07
   listed $99,900 Active
5. 2026-02-06
   historical
6. 2026-02-06
   historical $99,900
7. 2006-09-29
   soldstatus $86,500
8. 1996-10-10
   soldstatus $29,030
9. 1995-05-26
   soldstatus $31,320
10. 1989-11-01
    soldstatus $41,000

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,144
• − Mortgage interest: −$5,596
• − Property taxes: −$1,605
• − Insurance: −$500
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,906
• Taxable income: $2,114
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,065/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

+143.7% since first listed

10 events — show timeline

• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-02-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-12 Pending — MARIS as Distributed by MLS Grid
• 2026-02-07 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon — MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2006-09-29 Sold (Public Records) $86,500 Public Records
• 1996-10-10 Sold (Public Records) $29,030 Public Records
• 1995-05-26 Sold (Public Records) $31,320 Public Records
• 1989-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+6.5%/yr

Latest (2022): $1,605 · +1.5% YoY. Source: county tax records.