5581 Sunbury Ave · Country Club Hills, MO 63136

$69,500

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 90 Days on market

Built 1941 Est $94k · 26% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

ARE YOU A SLAVE TO RENT? Continue to rent and all you will have is receipts. With a downpayment so low we can't mention it and monthly payments likely less than you're giving your landlord, you can own a two bedroom bungalow on a delightful street in Jennings. The special home has a partially fenced yard, an attached one car garage, updated kitchen and bath and in six weeks time, you could be telling your landlord goodbye. Call and it can be your freedom. Asking price is only $25,000! Currently being leased for $750 until September 1, 2014.

Key facts

• Garage
• Built 1941
• Listed 90 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas available; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/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: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#491 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities 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); 42% 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 34% 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 ($481 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $70k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1941 — 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. 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: 1.67% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $94,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5537 Sunbury Ave	0.11mi	3/1.0 (+1)	936 (+4%)	0mo	$39,900	$43	84
5636 Sunbury Ave	0.15mi	2/1.0	870 (-4%)	3mo	$74,900	$86	84
7471 Sharon Dr	0.13mi	3/1.0 (+1)	945 (+4%)	0mo	$98,000	$104	81
5544 Sapphire Ave	0.30mi	3/1.0 (+1)	888 (-2%)	3mo	$115,000	$130	76
7439 Embury Ct	0.19mi	2/1.0	792 (-12%)	2mo	$69,000	$87	69
7431 Esterbrook Dr	0.19mi	3/1.0 (+1)	792 (-12%)	2mo	$110,000	$139	64
5614 Albia Ter	0.25mi	3/2.0 (+1)	988 (+9%)	1mo	$125,000	$127	64
7053 Idlewild Ave	0.69mi	2/1.0	900 (-0%)	5mo	$116,800	$130	63
2554 Main St	0.66mi	3/1.0 (+1)	920 (+2%)	2mo	$15,000	$16	60
2604 Avie Dr	0.56mi	2/1.0	825 (-9%)	3mo	$99,900	$121	56
7220 Eunice Ave	0.39mi	2/1.0	1,035 (+14%)	5mo	$55,900	$54	54
7117 W Florissant Ave	0.68mi	2/1.0	992 (+10%)	1mo	$77,000	$78	51

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: 36.1%
• Equity multiple: 3.15×
• Total profit: $41,794
• Equity at exit: $34,388

10-year hold

• IRR: 36.5%
• Equity multiple: 6.63×
• Total profit: $109,585
• Equity at exit: $55,577

Cash invested: $19,460 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$364
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $441

Break-even live

Break-even rent $600

Max offer price $69,500

Occupancy floor 57%

Sensitivity live

Price	-10% $481	-5% $461	+0% $441	+5% $422	+10% $402
Rent	-10% $350	-5% $396	+0% $441	+5% $487	+10% $533
Rate	-1.0pp $476	-0.5pp $459	base $441	+0.5pp $423	+1.0pp $405

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	0.04mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	44d	1	0.05mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	5d	1	0.11mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	5d	1	0.14mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.16mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	24d	1	0.20mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	0.28mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	0.30mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.31mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.33mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.33mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	0.34mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.40mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.50mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.51mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.53mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.59mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.62mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.69mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.69mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.69mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.70mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.70mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	17d	1	0.74mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.77mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.77mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.79mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.79mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.81mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	0.87mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.87mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.96mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.97mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.97mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	1.00mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	24d	1	1.00mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	44d	1	1.00mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	17d	1	1.07mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	1.08mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	1.08mi

Listing history 28 events

1. 2026-06-21
   statusdays on market $69,500 Pending 90 DOM
2. 2026-06-18
   days on market $69,500 Active 88 DOM
3. 2026-06-17
   days on market $69,500 Active 87 DOM
4. 2026-06-16
   days on market $69,500 Active 86 DOM
5. 2026-06-15
   days on market $69,500 Active 85 DOM
6. 2026-06-13
   days on market $69,500 Active 83 DOM
7. 2026-06-09
   days on market $69,500 Active 79 DOM
8. 2026-06-08
   days on market $69,500 Active 78 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $69,500 Active 77 DOM
11. 2026-06-03
    days on market $69,500 Active 73 DOM
12. 2026-06-02
    days on market $69,500 Active 72 DOM
13. 2026-06-01
    days on market $69,500 Active 71 DOM
14. 2026-05-31
    days on market $69,500 Active 70 DOM
15. 2026-05-22
    status Active
16. 2026-02-24
    status Pending
17. 2026-02-13
    status Active
18. 2026-01-04
    status Pending
19. 2025-12-13
    price $69,500
20. 2025-11-15
    listed $74,900 Active
21. 2014-05-06
    soldstatus $25,000
22. 2014-05-02
    soldstatus 551-char remark

    Show marketing remark (551 chars)

    ARE YOU A SLAVE TO RENT? Continue to rent and all you will have is receipts. With a downpayment so low we can't mention it and monthly payments likely less than you're giving your landlord, you can own a two bedroom bungalow on a delightful street in Jennings. The special home has a partially fenced yard, an attached one car garage, updated kitchen and bath and in six weeks time, you could be telling your landlord goodbye. Call and it can be your freedom. Asking price is only $25,000! Currently being leased for $750 until September 1, 2014.

23. 2014-01-14
    listed $25,000 551-char remark

    Show marketing remark (551 chars)

    ARE YOU A SLAVE TO RENT? Continue to rent and all you will have is receipts. With a downpayment so low we can't mention it and monthly payments likely less than you're giving your landlord, you can own a two bedroom bungalow on a delightful street in Jennings. The special home has a partially fenced yard, an attached one car garage, updated kitchen and bath and in six weeks time, you could be telling your landlord goodbye. Call and it can be your freedom. Asking price is only $25,000! Currently being leased for $750 until September 1, 2014.

24. 2010-09-09
    soldstatus $45,400
25. 2006-08-22
    soldstatus
26. 2005-06-08
    soldstatus $67,900
27. 1999-11-24
    soldstatus $42,000
28. 1999-11-24
    soldstatus $42,000

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $13,900
• − Mortgage interest: −$3,893
• − Property taxes: −$962
• − Insurance: −$348
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,022
• Taxable income: $4,452
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,229/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 — Country Club Hills

• Score: 60/100
• State rank: #491
• US rank: #19080

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing B- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Hills, MO
• County: Saint Louis County · 888,823 people
• City population: 18,381
• 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

+65.5% since first listed

14 events — show timeline

• 2026-05-22 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-24 Pending — MARIS as Distributed by MLS Grid
• 2026-02-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-04 Pending — MARIS as Distributed by MLS Grid
• 2025-12-13 Price Changed $69,500 MARIS as Distributed by MLS Grid
• 2025-11-15 Listed $74,900 MARIS as Distributed by MLS Grid
• 2014-05-06 Sold (Public Records) $25,000 Public Records
• 2014-05-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-01-14 Listed $25,000 MARIS as Distributed by MLS Grid
• 2010-09-09 Sold (Public Records) $45,400 Public Records
• 2006-08-22 Sold (Public Records) — Public Records
• 2005-06-08 Sold (Public Records) $67,900 Public Records
• 1999-11-24 Sold (Public Records) $42,000 Public Records
• 1999-11-24 Sold (Public Records) $42,000 Public Records

Property tax history

-6.0%/yr

Latest (2022): $962 · +1.3% YoY. Source: county tax records.