2136 Sun Valley Dr · Jennings, MO 63136

$140,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 131 Days on market

Built 1955 8,751 sqft lot $114/sqft · at area comps Est $140k · at est.

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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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

Key facts

• Fenced yard
• Carport
• Walk out basement

Tags

• CARPORT
• FENCED YARD
• WALK OUT BASEMENT
• EXTRA DRIVEWAY FOR PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.2% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 12.0% 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.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 37% 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 ($968 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 131 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.92% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $140,129
• List price: $140,000
• Delta: -0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Sun Valley Dr	0.17mi	3/2.0	1,170 (-5%)	4mo	$68,900	$59	80
8871 Boyce Pl	0.41mi	3/2.0	1,250 (+2%)	4mo	$149,900	$120	75
2410 Netherwood Dr	0.43mi	3/2.0	1,320 (+7%)	1mo	$85,100	$64	67
2568 Dorwood Dr	0.18mi	2/1.0 (-1)	1,336 (+8%)	4mo	$105,000	$79	65
2225 Kerwin Dr	0.46mi	3/1.0	1,135 (-8%)	2mo	$135,900	$120	60
9737 Wendell Dr	0.56mi	3/1.0	1,183 (-4%)	4mo	$60,000	$51	59
8870 Saint Cyr Dr	0.48mi	3/1.0	1,131 (-8%)	2mo	$39,900	$35	59
9815 Portage Dr	0.64mi	4/2.0 (+1)	1,252 (+2%)	7mo	$155,000	$124	57
2418 Petrova Ave	0.70mi	3/1.5	1,288 (+4%)	7mo	$60,000	$47	52
9533 Winkler Dr	0.63mi	3/2.0	1,104 (-10%)	4mo	$144,900	$131	50
9922 Lanier Dr	0.70mi	3/1.0	1,159 (-6%)	5mo	$85,000	$73	50
8 Jendale Ct	0.75mi	2/2.0 (-1)	1,127 (-8%)	4mo	$125,000	$111	42

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: 13.1%
• Equity multiple: 1.79×
• Total profit: $30,920
• Equity at exit: $69,270

10-year hold

• IRR: 15.4%
• Equity multiple: 3.53×
• Total profit: $99,351
• Equity at exit: $111,953

Cash invested: $39,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$734
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $87

Break-even live

Break-even rent $1,175

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $166	-5% $126	+0% $87	+5% $47	+10% $7
Rent	-10% $-15	-5% $36	+0% $87	+5% $137	+10% $188
Rate	-1.0pp $157	-0.5pp $122	base $87	+0.5pp $50	+1.0pp $14

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.23mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	45d	1	0.53mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.56mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	0.60mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.62mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.73mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	19d	1	0.77mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	0.77mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.79mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.80mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.84mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.84mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.84mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	5d	1	0.84mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.84mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.85mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	18d	1	0.88mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.91mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.96mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	21d	1	0.96mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	0.99mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	1.03mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	1.03mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	45d	1	1.03mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	1.03mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	1.04mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	5d	1	1.06mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	1.07mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	1.11mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	25d	1	1.12mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	1	1.14mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	1.15mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	25d	1	1.16mi
2974 Coppercreek Rd St. Louis, MO	1.0–2.0	1.0	705	$895	$1.27	0d	6	1.16mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	1.17mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	1.17mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	1.17mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	1.17mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	1.20mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	1.21mi

Listing history 15 events

1. 2026-06-05
   statusdays on market $140,000 Pending 131 DOM
2. 2026-06-03
   days on market $140,000 Active 130 DOM
3. 2026-06-02
   days on market $140,000 Active 129 DOM
4. 2026-06-01
   days on market $140,000 Active 128 DOM
5. 2026-05-31
   days on market $140,000 Active 127 DOM
6. 2026-04-01
   status Active 434-char remark

   Show marketing remark (434 chars)

   Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

7. 2026-03-20
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

8. 2026-03-10
   status Active 434-char remark

   Show marketing remark (434 chars)

   Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

9. 2026-02-26
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

10. 2026-01-23
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

11. 2026-01-11
    status Pending 434-char remark

    Show marketing remark (434 chars)

    Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

12. 2025-12-19
    listed $140,000 Active 434-char remark

    Show marketing remark (434 chars)

    Spacious 5 bedroom, 2.5 bathroom brick ranch offering comfort and versatility. Features include a carport, extra driveway for parking, fenced yard, walk out basement w/ half bath and two additional bedrooms. The home has been freshly painted throughout with newer flooring, making it move in ready. Plenty of space both inside and out- perfect for everyday living and entertaining. This home would make a great investment as a rental.

13. 2025-03-20
    soldstatus Closed 611-char remark

    Show marketing remark (611 chars)

    This charming 3-bedroom, 2-bath home offers great potential for an investment property with minimal work required. Perfect for a rental or flip, it features spacious rooms, a functional layout, and a solid foundation. The property is well-maintained and ready for updates to maximize its value. With modern touches and some renovations, it could easily attract tenants or buyers looking for a move-in ready home. Located in a desirable area with strong rental demand or resale potential, this property is a fantastic opportunity for savvy investors looking to make a smart purchase. Schedule your showing today!

14. 2025-02-26
    historical Active Under Contract 611-char remark

    Show marketing remark (611 chars)

    This charming 3-bedroom, 2-bath home offers great potential for an investment property with minimal work required. Perfect for a rental or flip, it features spacious rooms, a functional layout, and a solid foundation. The property is well-maintained and ready for updates to maximize its value. With modern touches and some renovations, it could easily attract tenants or buyers looking for a move-in ready home. Located in a desirable area with strong rental demand or resale potential, this property is a fantastic opportunity for savvy investors looking to make a smart purchase. Schedule your showing today!

15. 2025-02-24
    listed $85,000 Active 611-char remark

    Show marketing remark (611 chars)

    This charming 3-bedroom, 2-bath home offers great potential for an investment property with minimal work required. Perfect for a rental or flip, it features spacious rooms, a functional layout, and a solid foundation. The property is well-maintained and ready for updates to maximize its value. With modern touches and some renovations, it could easily attract tenants or buyers looking for a move-in ready home. Located in a desirable area with strong rental demand or resale potential, this property is a fantastic opportunity for savvy investors looking to make a smart purchase. Schedule your showing today!

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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 · 22 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: $15,416
• − Mortgage interest: −$7,842
• − Property taxes: −$1,628
• − Insurance: −$700
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,073
• Taxable loss: −$1,294
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,351/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 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

• 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

+64.7% since first listed

10 events — show timeline

• 2026-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-20 Pending — MARIS as Distributed by MLS Grid
• 2026-03-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-26 Pending — MARIS as Distributed by MLS Grid
• 2026-01-23 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-11 Pending — MARIS as Distributed by MLS Grid
• 2025-12-19 Listed $140,000 MARIS as Distributed by MLS Grid
• 2025-03-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-02-26 Contingent — MARIS as Distributed by MLS Grid
• 2025-02-24 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2022): $1,628 · +0.4% YoY. Source: county tax records.