5659 Wilborn Dr · Jennings, MO 63136

$69,900

4 bd · 2.0 ba · 1,196 sqft · MultiFamily public records · 192 Days on market

Built 1925 4,734 sqft lot $58/sqft · 10% below area Est $78k · 10% under

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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 +30.0/30.0
• ARV discount +12.0/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

Key facts

• 4,734 sq ft lot
• Built 1925
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive. Per door: $482/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.8% vs local median 12.2% 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: schools D-, 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.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,912/mo this rent would consume 56% of the median local household income ($41k/yr) (locally 3085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $70k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 22.85%
• Cash-on-cash: 59.13%
• DSCR: 3.63
• GRM: 3.0

CMA / ARV

• ARV (median comp): $77,711
• List price: $69,900
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 66.8%
• Equity multiple: 4.92×
• Total profit: $76,738
• Equity at exit: $34,586

10-year hold

• IRR: 66.4%
• Equity multiple: 10.70×
• Total profit: $189,775
• Equity at exit: $55,896

Cash invested: $19,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$367
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $964

Break-even live

Break-even rent $691

Max offer price $69,900

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,912
Total (2 units)			$1,912

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.12mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.18mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.29mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.32mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.36mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.48mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.48mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	20d	1	0.49mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.52mi
6024 Lucille Ave Saint Louis, MO	5.0	1.0	1152	$1,500	$1.30	14d	1	0.54mi
5347 Janet Ave Saint Louis, MO	4.0	1.0	893	$1,350	$1.51	16d	1	0.54mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.60mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	44d	1	0.63mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.68mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.68mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.74mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.78mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.87mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.88mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.92mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.95mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	44d	1	0.97mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.04mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	1.09mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	1.12mi
4914 Plover Ave Saint Louis, MO	3.0	2.0	1248	$925	$0.74	24d	1	1.16mi
4737 Plover Ave Saint Louis, MO	4.0	1.5	1200	$1,400	$1.17	44d	1	1.20mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.21mi

Listing history 20 events

1. 2026-06-18
   days on market $69,900 Active 192 DOM
2. 2026-06-17
   days on market $69,900 Active 191 DOM
3. 2026-06-16
   days on market $69,900 Active 190 DOM
4. 2026-06-15
   days on market $69,900 Active 189 DOM
5. 2026-06-13
   days on market $69,900 Active 187 DOM
6. 2026-06-09
   days on market $69,900 Active 183 DOM
7. 2026-06-08
   days on market $69,900 Active 182 DOM
8. 2026-06-07
   days on market $69,900 Active 181 DOM
9. 2026-06-03
   days on market $69,900 Active 177 DOM
10. 2026-06-02
    days on market $69,900 Active 176 DOM
11. 2026-05-31
    days on market $69,900 Active 175 DOM
12. 2026-05-01
    status Active 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

13. 2026-04-13
    price $72,500 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

14. 2026-03-02
    status Active 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

15. 2026-01-16
    price $75,000 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

16. 2025-12-30
    price $79,900 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

17. 2025-12-05
    listed $85,000 Active 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

18. 2025-12-03
    historical $85,000 978-char remark

    Show marketing remark (978 chars)

    READY TO RENT DUPLEX Well-maintained duplex offering excellent income potential and turn-key convenience. Each unit features one bedroom, one-bath, and bonus room with shotgun-style layout, providing efficient living space with great natural flow. Bonus room is approved to be used a 2nd bedroom if you wish. This property has received several major recent updates, giving future owners confidence and minimal upfront maintenance. Improvements include a brand-new front porch, two new rear porches, fresh interior paint throughout, updated sewer lateral lines, updated plumbing, and a updated electric service and a brand new roof. The heavy lifting has already been done—simply place your tenants and start collecting rent. Whether you’re adding to your portfolio or stepping into your first multi-family investment, this property delivers immediate value and long-term potential. Live in one side and rent out the other... Don’t miss this opportunity!

19. 2000-10-23
    soldstatus $25,000
20. 1994-03-28
    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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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: $22,944
• − Mortgage interest: −$3,915
• − Property taxes: −$1,805
• − Insurance: −$350
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$2,033
• Taxable income: $11,169
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $8,891/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

+190.0% since first listed

9 events — show timeline

• 2026-05-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Price Changed $72,500 MARIS as Distributed by MLS Grid
• 2026-03-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-12-30 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-12-05 Listed $85,000 MARIS as Distributed by MLS Grid
• 2025-12-03 Coming Soon $85,000 MARIS as Distributed by MLS Grid
• 2000-10-23 Sold (Public Records) $25,000 Public Records
• 1994-03-28 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2022): $1,805 · +1.5% YoY. Source: county tax records.