7029 Florence Pl · Jennings, MO 63136

$49,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 21 Days on market

Built 1925 7,971 sqft lot Est $77k · 35% 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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Welcome to 7029 Florence Place! This property has opportunity written all over it. Buy it an with a little elbow grease, live in it way cheaper than you coul rent it. Investors - this would make a great addition to any portfolio with average market rent over $1,000/month (RentOMeter. com). You really just can't go wrong! The property is being sold in its current, "AS-IS" condition. Seller will not provide for any inspections or pay for any repairs. Better hurry - This one will not last!

Key facts

• 7,971 sq ft lot
• Built 1925
• Listed 21 days

Property features AI

Finance

• Other: Living area reported as 884 (per public records); Lot dimensions approximately 50 x 159; Lot size approximately 0.183 acre; Taxes listed (annual): $1,297 (2025)
• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas available; Water available; Sewer connected; Electricity available
• Home design: Single-family residential home; One level
• Construction: Brick construction; Asphalt shingle roof
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Carpet flooring; Full basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$76,908) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 11.9% 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); Rose Johnson Jennings Jr. High (math 10% / reading 23%, grade F, #357 of 391 statewide, top 91%, 361 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); 379 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 ($345 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.26% ✓
• Cap rate: 19.42%
• Cash-on-cash: 46.87%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $76,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5218 Fletcher St	0.44mi	2/1.0	918 (+4%)	2mo	$75,000	$82	71
6705 Kenwood Dr	0.68mi	2/1.0	912 (+3%)	2mo	$78,900	$87	61
7439 Embury Ct	0.55mi	2/1.0	792 (-10%)	2mo	$69,000	$87	55
7471 Sharon Dr	0.62mi	3/1.0 (+1)	945 (+7%)	0mo	$98,000	$104	54
5712 Floy Ave	0.68mi	2/1.0	966 (+9%)	1mo	$62,000	$64	52
5537 Sunbury Ave	0.71mi	3/1.0 (+1)	936 (+6%)	0mo	$39,900	$43	52
4704 Seattle St	0.59mi	2/1.0	768 (-13%)	1mo	$84,900	$111	49
5811 Helen Ave	0.65mi	3/1.0 (+1)	806 (-9%)	1mo	$29,900	$37	49
7117 W Florissant Ave	0.63mi	2/1.0	992 (+12%)	1mo	$77,000	$78	49
7431 Esterbrook Dr	0.61mi	3/1.0 (+1)	792 (-10%)	2mo	$110,000	$139	48
5614 Albia Ter	0.54mi	3/2.0 (+1)	988 (+12%)	1mo	$125,000	$127	46
6331 Saloma Ave	0.69mi	3/1.5 (+1)	1,008 (+14%)	1mo	$80,000	$79	36

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: 54.9%
• Equity multiple: 4.23×
• Total profit: $45,179
• Equity at exit: $24,690

10-year hold

• IRR: 54.6%
• Equity multiple: 9.10×
• Total profit: $113,214
• Equity at exit: $39,903

Cash invested: $13,972 (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: 379
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$262
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $546

Break-even live

Break-even rent $434

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $574	-5% $560	+0% $546	+5% $532	+10% $518
Rent	-10% $457	-5% $501	+0% $546	+5% $590	+10% $635
Rate	-1.0pp $571	-0.5pp $558	base $546	+0.5pp $533	+1.0pp $520

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	46d	1	0.06mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	46d	1	0.09mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	20d	1	0.17mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	6d	1	0.18mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	26d	1	0.25mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	20d	1	0.27mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	46d	1	0.31mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	26d	1	0.34mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	26d	1	0.37mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	1d	1	0.37mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	23d	1	0.40mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	46d	1	0.41mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	46d	1	0.42mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	20d	1	0.43mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	26d	1	0.43mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	1d	1	0.43mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	46d	1	0.43mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	46d	1	0.45mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	20d	1	0.47mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	26d	1	0.54mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	46d	1	0.56mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	24d	1	0.58mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	46d	1	0.59mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	46d	1	0.62mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	23d	1	0.63mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	26d	1	0.66mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	26d	1	0.68mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	26d	1	0.70mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	14d	1	0.70mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	46d	1	0.71mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	26d	1	0.71mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	46d	1	0.72mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	6d	1	0.72mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	24d	1	0.73mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	46d	1	0.73mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	1d	1	0.73mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	7d	1	0.74mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	26d	1	0.75mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	26d	1	0.76mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	20d	1	0.78mi

Listing history 13 events

1. 2026-06-22
   days on market $49,900 Active 21 DOM
2. 2026-06-21
   days on market $49,900 Active 20 DOM
3. 2026-06-18
   days on market $49,900 Active 17 DOM
4. 2026-06-17
   days on market $49,900 Active 16 DOM
5. 2026-06-16
   days on market $49,900 Active 15 DOM
6. 2026-06-15
   days on market $49,900 Active 14 DOM
7. 2026-06-13
   days on market $49,900 Active 12 DOM
8. 2026-06-09
   days on market $49,900 Active 8 DOM
9. 2026-06-08
   days on market $49,900 Active 7 DOM
10. 2026-06-07
    days on market $49,900 Active 6 DOM
11. 2026-06-03
    days on market $49,900 Active 2 DOM
12. 2026-06-01
    remarks 493-char remark
13. 2026-06-01
    listed $49,900 Active 1 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: $729 · $61/mo
• Projected year-2 tax: $729 · $61/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 · 20 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: $13,503
• − Mortgage interest: −$2,795
• − Property taxes: −$729
• − Insurance: −$250
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,452
• Taxable income: $6,118
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,081/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

+53.5% since first listed

12 events — show timeline

• 2026-06-01 Listed $49,900 MARIS as Distributed by MLS Grid
• 2018-10-01 Sold (Public Records) $220,500 Public Records
• 2017-03-01 Sold (Public Records) $198,000 Public Records
• 2017-02-28 Sold (Public Records) $165,900 Public Records
• 2010-07-29 Sold (Public Records) $24,000 Public Records
• 2009-05-01 Sold (Public Records) — Public Records
• 2008-08-20 Sold (Public Records) $54,000 Public Records
• 2008-08-20 Sold (Public Records) $22,000 Public Records
• 2006-08-22 Sold (Public Records) $55,000 Public Records
• 1996-07-23 Sold (Public Records) $32,500 Public Records
• 1993-05-18 Sold (Public Records) — Public Records
• 1993-05-18 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2022): $729 · +1.5% YoY. Source: county tax records.