7536 Eunice Ave · Country Club Hills, MO 63136

$115,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 33 Days on market

Built 1943

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• 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

This charming 4-bedroom home is move-in ready and packed with possibilities! Boasting 1.5 bathrooms and a walk-out basement perfect for a potential mother-in-law suite, it’s ideal for families or savvy investors. Recently rehabbed, it combines modern updates with good vibes. The huge kitchen makes cooking a joy, and the big yard is perfect for outdoor fun. Located in a friendly neighborhood, close to the airport, delicious restaurants, and grocery stores—everything you need is nearby. Being sold "As Is," so don’t miss your chance to grab this fantastic opportunity!

Key facts

• Built 1943
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% 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); 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); 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); 45% 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 $5k of equity ($795 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $115k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $70,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7439 Embury Ct	0.28mi	2/1.0	792 (-3%)	2mo	$69,000	$87	81
5636 Sunbury Ave	0.15mi	2/1.0	870 (+7%)	3mo	$74,900	$86	79
7431 Esterbrook Dr	0.27mi	3/1.0 (+1)	792 (-3%)	2mo	$110,000	$139	76
7521 Chandler Ave	0.29mi	2/1.0	772 (-5%)	7mo	$76,400	$99	72
2604 Avie Dr	0.55mi	2/1.0	825 (+1%)	3mo	$99,900	$121	70
7443 Embury Ct	0.26mi	3/1.0 (+1)	874 (+7%)	6mo	$59,999	$69	66
5537 Sunbury Ave	0.17mi	3/1.0 (+1)	936 (+15%)	0mo	$39,900	$43	62
5544 Sapphire Ave	0.39mi	3/1.0 (+1)	888 (+9%)	3mo	$115,000	$130	60
8320 Lucas And Hunt Rd	0.39mi	2/2.0	720 (-12%)	5mo	$60,000	$83	54
8339 Eton Pl	0.70mi	2/1.0	750 (-8%)	3mo	$22,500	$30	52
2554 Main St	0.65mi	3/1.0 (+1)	920 (+13%)	2mo	$15,000	$16	41
2623 Avie Dr	0.56mi	3/2.0 (+1)	922 (+13%)	6mo	$62,500	$68	38

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: 17.1%
• Equity multiple: 2.03×
• Total profit: $33,021
• Equity at exit: $56,901

10-year hold

• IRR: 18.9%
• Equity multiple: 4.06×
• Total profit: $98,573
• Equity at exit: $91,961

Cash invested: $32,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$603
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $188

Break-even live

Break-even rent $913

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $253	-5% $221	+0% $188	+5% $156	+10% $123
Rent	-10% $97	-5% $143	+0% $188	+5% $234	+10% $279
Rate	-1.0pp $246	-0.5pp $217	base $188	+0.5pp $158	+1.0pp $128

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	0.09mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	23d	1	0.15mi
7414 Pleaseway Dr Saint Louis, MO	2.0	1.0	768	$1,100	$1.43	45d	1	0.17mi
5613 Statler Ave Saint Louis, MO	2.0	1.0	864	$1,300	$1.50	6d	1	0.17mi
5636 Statler Ave Saint Louis, MO	1.0	1.0	777	$1,200	$1.54	25d	1	0.21mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	45d	1	0.26mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	14d	1	0.27mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	0.28mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	45d	1	0.30mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.41mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	45d	1	0.43mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	45d	1	0.47mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.52mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	0.56mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	45d	1	0.59mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	45d	1	0.60mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	0.64mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.68mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	0.72mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	0.72mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	18d	1	0.73mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.74mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	0.81mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	0.81mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	45d	1	0.83mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	25d	1	0.84mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	5d	1	0.84mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	0.88mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	0.88mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	45d	1	0.88mi
5830 Bermuda Dr Unit 34C St. Louis, MO	2.0	1.0	850	$895	$1.05	45d	1	0.89mi
5830 Bermuda Dr Unit 30B St. Louis, MO	2.0	1.0	900	$895	$0.99	25d	1	0.89mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.92mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	19d	1	0.94mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	45d	1	0.94mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	0d	1	0.94mi
7816 Dartmoor Dr Saint Louis, MO	3.0	1.0	950	$1,195	$1.26	45d	1	1.02mi
5638 Helen Ave Saint Louis, MO	2.0	1.0	816	$1,299	$1.59	0d	1	1.03mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	18d	1	1.04mi
5900 Sheriton Dr Saint Louis, MO	3.0	1.0	864	$1,050	$1.22	25d	1	1.08mi

Listing history 21 events

1. 2026-06-21
   days on market $115,000 Active 33 DOM
2. 2026-06-18
   days on market $115,000 Active 30 DOM
3. 2026-06-17
   days on market $115,000 Active 29 DOM
4. 2026-06-16
   days on market $115,000 Active 28 DOM
5. 2026-06-15
   days on market $115,000 Active 27 DOM
6. 2026-06-13
   days on market $115,000 Active 25 DOM
7. 2026-06-09
   days on market $115,000 Active 21 DOM
8. 2026-06-08
   days on market $115,000 Active 20 DOM
9. 2026-06-07
   days on market $115,000 Active 19 DOM
10. 2026-06-03
    days on market $115,000 Active 15 DOM
11. 2026-06-02
    days on market $115,000 Active 14 DOM
12. 2026-06-01
    days on market $115,000 Active 13 DOM
13. 2026-05-31
    days on market $115,000 Active 12 DOM
14. 2026-05-20
    listed $115,000 Active
15. 2026-05-19
    historical $115,000
16. 2025-08-29
    soldstatus Closed 599-char remark

    Show marketing remark (599 chars)

    This charming 4-bedroom home is move-in ready and packed with possibilities! Boasting 1.5 bathrooms and a walk-out basement perfect for a potential mother-in-law suite, it’s ideal for families or savvy investors. Recently rehabbed, it combines modern updates with good vibes. The huge kitchen makes cooking a joy, and the big yard is perfect for outdoor fun. Located in a friendly neighborhood, close to the airport, delicious restaurants, and grocery stores—everything you need is nearby. Being sold "As Is," so don’t miss your chance to grab this fantastic opportunity!

17. 2025-06-27
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This charming 4-bedroom home is move-in ready and packed with possibilities! Boasting 1.5 bathrooms and a walk-out basement perfect for a potential mother-in-law suite, it’s ideal for families or savvy investors. Recently rehabbed, it combines modern updates with good vibes. The huge kitchen makes cooking a joy, and the big yard is perfect for outdoor fun. Located in a friendly neighborhood, close to the airport, delicious restaurants, and grocery stores—everything you need is nearby. Being sold "As Is," so don’t miss your chance to grab this fantastic opportunity!

18. 2025-06-11
    listed $134,900 Active 599-char remark

    Show marketing remark (599 chars)

    This charming 4-bedroom home is move-in ready and packed with possibilities! Boasting 1.5 bathrooms and a walk-out basement perfect for a potential mother-in-law suite, it’s ideal for families or savvy investors. Recently rehabbed, it combines modern updates with good vibes. The huge kitchen makes cooking a joy, and the big yard is perfect for outdoor fun. Located in a friendly neighborhood, close to the airport, delicious restaurants, and grocery stores—everything you need is nearby. Being sold "As Is," so don’t miss your chance to grab this fantastic opportunity!

19. 2019-12-26
    soldstatus $20,000
20. 2000-06-09
    soldstatus $58,000
21. 1988-07-01
    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: $840 · $70/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$276/yr (+$23/mo · 32.8%)

ⓘ 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: $13,811
• − Mortgage interest: −$6,442
• − Property taxes: −$840
• − Insurance: −$575
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,345
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,163/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
• 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

+98.3% since first listed

8 events — show timeline

• 2026-05-20 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $115,000 MARIS as Distributed by MLS Grid
• 2025-08-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-06-27 Pending — MARIS as Distributed by MLS Grid
• 2025-06-11 Listed $134,900 MARIS as Distributed by MLS Grid
• 2019-12-26 Sold (Public Records) $20,000 Public Records
• 2000-06-09 Sold (Public Records) $58,000 Public Records
• 1988-07-01 Sold (Public Records) — Public Records

Property tax history

-2.6%/yr

Latest (2022): $840 · +1.3% YoY. Source: county tax records.