8320 Lucas And Hunt Rd · Jennings, MO 63136

$99,999

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 86 Days on market

Built 1941 7,797 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.7/10.0
• 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

Investor Special – Great Addition to Your Portfolio! This 3-bedroom, 1-bath home offers 720 square feet of living space and is being sold as-is. Featuring a newer roof, updated electrical, plumbing, furnace, and water heater, the major systems are already in place—just bring a little TLC to unlock its full potential. Ideal for investors seeking a solid rental property or a light renovation project, this home presents an excellent opportunity to add value with minimal upfront improvements. Whether you’re expanding your portfolio or looking for your next investment, this property checks the boxes. Sold AS-IS. Seller to make no repairs.

Key facts

• Fresh paint
• Brand new lighting
• Brand new cabinets

Tags

• BRAND NEW LAMINATE FLOORS
• FRESH PAINT
• BRAND NEW LIGHTING
• COMPLETELY UPDATED KITCHEN
• BRAND NEW CABINETS
• SPACIOUS WALK-OUT BASEMENT

Property features AI

Finance

• Other: Living area reported as 720 (above-grade finished area per public records)
• Financial info: Annual taxes noted (details available in listing)

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One-story
• Construction: Aluminum siding, asbestos, and brick exterior materials; Block foundation
• Exterior features: Corner lot; Adjoins common ground; Panel doors

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level layout; 6 total rooms; Block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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.
• Cap rate 8.9% vs local median 12.2% in Jennings — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Woodland Elem. (math 5% / reading 15%, grade F, #1,027 of 1,115 statewide, top 93%, 256 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $21k; list at $100k implies a 376% 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 $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. 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: 1.07% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $62,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8320 Lucas And Hunt Rd	0.00mi	2/2.0	720 (0%)	5mo	$60,000	$83	92
7521 Chandler Ave	0.11mi	2/1.0	772 (+7%)	6mo	$76,400	$99	77
8339 Eton Pl	0.59mi	2/1.0	750 (+4%)	3mo	$22,500	$30	63
7446 Calvin Ave	0.25mi	2/1.5	650 (-10%)	11mo	$45,000	$69	61
2604 Avie Dr	0.26mi	2/1.0	825 (+15%)	3mo	$99,900	$121	61
8340 Eton Pl	0.61mi	2/1.0	750 (+4%)	8mo	$50,000	$67	58
5613 Statler Ave	0.36mi	2/1.0	792 (+10%)	11mo	$62,400	$79	58
7439 Embury Ct	0.58mi	2/1.0	792 (+10%)	2mo	$69,000	$87	55
8324 Strathmore Pl	0.71mi	2/1.0	750 (+4%)	10mo	$80,000	$107	52
8352 Strathmore Pl	0.71mi	2/1.0	750 (+4%)	12mo	$70,000	$93	50
7431 Esterbrook Dr	0.63mi	3/1.0 (+1)	792 (+10%)	2mo	$110,000	$139	48
2508 Ada Ave	0.52mi	2/1.0	816 (+13%)	12mo	$23,900	$29	44

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: 19.2%
• Equity multiple: 2.15×
• Total profit: $32,225
• Equity at exit: $49,478

10-year hold

• IRR: 20.7%
• Equity multiple: 4.35×
• Total profit: $93,713
• Equity at exit: $79,965

Cash invested: $28,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $217

Break-even live

Break-even rent $795

Max offer price $99,999

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.17mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.40mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.60mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.62mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.70mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.71mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	23d	6	0.98mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	43d	1	0.98mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.15mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	1.15mi
6180 Emerald Ave Saint Louis, MO	2.0	1.0	729	$1,300	$1.78	43d	1	1.16mi
7733 Brand Ave Saint Louis, MO	2.0	1.0	656	$1,090	$1.66	23d	1	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $99,999 Active 86 DOM
2. 2026-06-17
   days on market $99,999 Active 85 DOM
3. 2026-06-16
   days on market $99,999 Active 84 DOM
4. 2026-06-15
   days on market $99,999 Active 83 DOM
5. 2026-06-13
   pricedays on market $99,999 Active 81 DOM
6. 2026-06-09
   days on market $105,000 Active 77 DOM
7. 2026-06-08
   days on market $105,000 Active 76 DOM
8. 2026-06-07
   days on market $105,000 Active 75 DOM
9. 2026-06-03
   days on market $105,000 Active 71 DOM
10. 2026-06-02
    days on market $105,000 Active 70 DOM
11. 2026-06-01
    days on market $105,000 Active 69 DOM
12. 2026-05-31
    days on market $105,000 Active 68 DOM
13. 2026-05-28
    status Active
14. 2026-05-28
    price $105,000
15. 2026-04-30
    historical Active Under Contract
16. 2026-04-10
    price $99,900
17. 2026-03-12
    listed $105,000 Active
18. 2026-01-30
    soldstatus Closed 659-char remark

    Show marketing remark (659 chars)

    Investor Special – Great Addition to Your Portfolio! This 3-bedroom, 1-bath home offers 720 square feet of living space and is being sold as-is. Featuring a newer roof, updated electrical, plumbing, furnace, and water heater, the major systems are already in place—just bring a little TLC to unlock its full potential. Ideal for investors seeking a solid rental property or a light renovation project, this home presents an excellent opportunity to add value with minimal upfront improvements. Whether you’re expanding your portfolio or looking for your next investment, this property checks the boxes. Sold AS-IS. Seller to make no repairs.

19. 2026-01-21
    status Pending 659-char remark

    Show marketing remark (659 chars)

    Investor Special – Great Addition to Your Portfolio! This 3-bedroom, 1-bath home offers 720 square feet of living space and is being sold as-is. Featuring a newer roof, updated electrical, plumbing, furnace, and water heater, the major systems are already in place—just bring a little TLC to unlock its full potential. Ideal for investors seeking a solid rental property or a light renovation project, this home presents an excellent opportunity to add value with minimal upfront improvements. Whether you’re expanding your portfolio or looking for your next investment, this property checks the boxes. Sold AS-IS. Seller to make no repairs.

20. 2026-01-03
    listed $60,000 Active 659-char remark

    Show marketing remark (659 chars)

    Investor Special – Great Addition to Your Portfolio! This 3-bedroom, 1-bath home offers 720 square feet of living space and is being sold as-is. Featuring a newer roof, updated electrical, plumbing, furnace, and water heater, the major systems are already in place—just bring a little TLC to unlock its full potential. Ideal for investors seeking a solid rental property or a light renovation project, this home presents an excellent opportunity to add value with minimal upfront improvements. Whether you’re expanding your portfolio or looking for your next investment, this property checks the boxes. Sold AS-IS. Seller to make no repairs.

21. 2022-07-22
    soldstatus $21,000
22. 2022-07-18
    soldstatus Closed 28-char remark

    Show marketing remark (28 chars)

    Great investment opportunity

23. 2022-07-08
    status Pending 28-char remark

    Show marketing remark (28 chars)

    Great investment opportunity

24. 2022-06-24
    status Active 28-char remark

    Show marketing remark (28 chars)

    Great investment opportunity

25. 2022-05-19
    historical Active Under Contract 28-char remark

    Show marketing remark (28 chars)

    Great investment opportunity

26. 2022-05-14
    listed $24,900 Active 28-char remark

    Show marketing remark (28 chars)

    Great investment opportunity

27. 2010-11-22
    soldstatus $6,000
28. 1994-04-05
    soldstatus
29. 1994-04-05
    soldstatus
30. 1994-04-05
    soldstatus
31. 1991-09-09
    soldstatus
32. 1991-09-01
    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: $746 · $62/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$224/yr (+$19/mo · 30.0%)

ⓘ 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) · 69% 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: $12,834
• − Mortgage interest: −$5,601
• − Property taxes: −$746
• − Insurance: −$500
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,909
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,354/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

+1650.0% since first listed

20 events — show timeline

• 2026-05-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-28 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-30 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-01-21 Pending — MARIS as Distributed by MLS Grid
• 2026-01-03 Listed $60,000 MARIS as Distributed by MLS Grid
• 2022-07-22 Sold (Public Records) $21,000 Public Records
• 2022-07-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-08 Pending — MARIS as Distributed by MLS Grid
• 2022-06-24 Relisted — MARIS as Distributed by MLS Grid
• 2022-05-19 Contingent — MARIS as Distributed by MLS Grid
• 2022-05-14 Listed $24,900 MARIS as Distributed by MLS Grid
• 2010-11-22 Sold (Public Records) $6,000 Public Records
• 1994-04-05 Sold (Public Records) — Public Records
• 1994-04-05 Sold (Public Records) — Public Records
• 1994-04-05 Sold (Public Records) — Public Records
• 1991-09-09 Sold (Public Records) — Public Records
• 1991-09-01 Sold (Public Records) — Public Records

Property tax history

-5.8%/yr

Latest (2022): $746 · +1.5% YoY. Source: county tax records.