6346 Emma Ave · Jennings, MO 63136

$127,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 21 Days on market

Built 1947 0.27 ac 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.4/10.0
• 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

This is a Great Opportunity to own a stable investment property. Property can be viewed in the interior with an Accepted Contract. Property is being Sold AS-IS. Seller to do No Repairs. Property has been very well maintained- roof is only 5 years old.

Key facts

• Solid construction
• Highways
• Convenient access

Tags

• BRICK HOME
• SPACIOUS LIVING AREAS
• SOLID CONSTRUCTION
• CONVENIENT ACCESS
• LOCAL AMENITIES
• HIGHWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $6k of equity ($878 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 21 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $125,095 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.04% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $69,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6117 Lalite Ave	0.37mi	4/1.0 (+1)	1,568 (+2%)	1mo	$55,000	$35	73
6100 Garesche Ave	0.35mi	3/2.5	1,456 (-5%)	2mo	$52,000	$36	67
6610 W Florissant Ave	0.48mi	2/1.5 (-1)	1,560 (+2%)	3mo	$59,900	$38	65
6375 Lillian Ave	0.48mi	4/1.0 (+1)	1,512 (-2%)	10mo	$75,000	$50	62
5714 Park Ln	0.54mi	2/1.0 (-1)	1,374 (-10%)	3mo	$70,000	$51	50
7205 Emma Ave	0.68mi	3/1.0	1,687 (+10%)	10mo	$38,900	$23	44
5934 Pamplin Ave	0.66mi	3/1.0	1,436 (-6%)	20mo	$121,900	$85	42
8510 Hamilton Ave	0.67mi	4/2.0 (+1)	1,595 (+4%)	14mo	$90,000	$56	41
7130 Theodore Ave	0.64mi	3/1.5	1,308 (-15%)	13mo	$59,000	$45	32
6138 N Pointe Blvd	0.50mi	4/2.0 (+1)	1,715 (+12%)	23mo	$154,900	$90	30
5816 Vivian Ave	0.70mi	3/1.0	1,764 (+15%)	19mo	$57,200	$32	27
2050 Belle Ave	0.73mi	2/1.0 (-1)	1,312 (-15%)	16mo	$15,000	$11	23

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: 18.6%
• Equity multiple: 2.12×
• Total profit: $39,731
• Equity at exit: $62,838

10-year hold

• IRR: 20.2%
• Equity multiple: 4.27×
• Total profit: $116,207
• Equity at exit: $101,557

Cash invested: $35,560 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$666
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $258

Break-even live

Break-even rent $997

Max offer price $127,000

Occupancy floor 76%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	43d	1	0.05mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.20mi
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	43d	1	0.29mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.38mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.40mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	43d	1	0.50mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	43d	1	0.51mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.56mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	20d	1	0.57mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	0.58mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.60mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.65mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.71mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.83mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.91mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	23d	1	0.98mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	43d	1	1.00mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	1.08mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.12mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	1.14mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	23d	1	1.32mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	23d	1	1.42mi
5338 Claxton Ave Unit 33 St. Louis, MO	3.0	2.0	1196	$1,550	$1.30	43d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $127,000 Active 21 DOM
2. 2026-06-17
   days on market $127,000 Active 20 DOM
3. 2026-06-16
   days on market $127,000 Active 19 DOM
4. 2026-06-15
   days on market $127,000 Active 18 DOM
5. 2026-06-13
   days on market $127,000 Active 16 DOM
6. 2026-06-09
   days on market $127,000 Active 12 DOM
7. 2026-06-08
   days on market $127,000 Active 11 DOM
8. 2026-06-07
   days on market $127,000 Active 10 DOM
9. 2026-06-03
   days on market $127,000 Active 6 DOM
10. 2026-06-02
    days on market $127,000 Active 5 DOM
11. 2026-06-01
    days on market $127,000 Active 4 DOM
12. 2026-05-31
    days on market $127,000 Active 3 DOM
13. 2026-05-28
    listed $127,000 Active
14. 2026-01-14
    status Active
15. 2026-01-10
    listed $127,000 Active
16. 2026-01-09
    historical
17. 2024-03-26
    soldstatus Closed 256-char remark

    Show marketing remark (256 chars)

    This is a Great Opportunity to own a stable investment property. Property can be viewed in the interior with an Accepted Contract. Property is being Sold AS-IS. Seller to do No Repairs. Property has been very well maintained- roof is only 5 years old.

18. 2024-02-14
    status Pending 256-char remark

    Show marketing remark (256 chars)

    This is a Great Opportunity to own a stable investment property. Property can be viewed in the interior with an Accepted Contract. Property is being Sold AS-IS. Seller to do No Repairs. Property has been very well maintained- roof is only 5 years old.

19. 2024-01-16
    listed $75,500 Active 256-char remark

    Show marketing remark (256 chars)

    This is a Great Opportunity to own a stable investment property. Property can be viewed in the interior with an Accepted Contract. Property is being Sold AS-IS. Seller to do No Repairs. Property has been very well maintained- roof is only 5 years old.

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$407/yr (+$34/mo · 49.4%)

ⓘ 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: $15,876
• − Mortgage interest: −$7,114
• − Property taxes: −$825
• − Insurance: −$635
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,695
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,834/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

+68.2% since first listed

7 events — show timeline

• 2026-05-28 Listed $127,000 MARIS as Distributed by MLS Grid
• 2026-01-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-10 Listed $127,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-03-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-14 Pending — MARIS as Distributed by MLS Grid
• 2024-01-16 Listed $75,500 MARIS as Distributed by MLS Grid

Property tax history

-3.2%/yr

Latest (2022): $825 · +1.5% YoY. Source: county tax records.