5600 Hodiamont Ave · Jennings, MO 63136

$43,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 189 Days on market

Built 1925 4,734 sqft lot $53/sqft · 7% above area Est $40k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• ARV discount +4.4/15.0
• 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

Discover the potential in this charming 2-bedroom, 1-bath home, perfect for investors or buyers looking to add value with their own personal touch. This cozy property offers a solid layout and great bones—just waiting for the right vision. Inside, you'll find a comfortable living area, functional kitchen, and two well-sized bedrooms. While the home does need some work, it provides a wonderful opportunity to renovate, refresh, and create instant equity. Whether you're seeking your next investment, a fixer-upper to add to your portfolio, or a project with promising returns, this home is full of possibilities. Sold as-is. Don’t miss out on this value-packed opportunity!

Key facts

• 4,734 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 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 ($297 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($38k) 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 $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1925 — 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: 2.59% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.85%
• DSCR: 3.53
• GRM: 3.2

CMA / ARV

• ARV (median comp): $40,229
• List price: $43,000
• Delta: 6.89%
• 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
5811 Helen Ave	0.43mi	3/1.0 (+1)	806 (-0%)	0mo	$29,900	$37	74
7041 Garesche Ave	0.47mi	2/1.0	864 (+7%)	3mo	$39,900	$46	64
5617 Janet Ave	0.16mi	3/1.0 (+1)	909 (+12%)	4mo	$39,900	$44	64
5239 Hamilton Ave	0.56mi	2/1.0	725 (-10%)	2mo	$8,750	$12	56
7053 Idlewild Ave	0.47mi	2/1.0	900 (+11%)	5mo	$116,800	$130	55
8339 Eton Pl	0.69mi	2/1.0	750 (-7%)	3mo	$22,500	$30	54
5653 Park Ln	0.57mi	2/1.0	880 (+9%)	7mo	$35,900	$41	53
5920 Lalite Ave	0.73mi	2/1.0	760 (-6%)	4mo	$22,000	$29	52
7043 Theodore Ave	0.59mi	2/1.0	900 (+11%)	5mo	$70,000	$78	50
1934 Damato Ct	0.66mi	2/1.0	900 (+11%)	6mo	$25,000	$28	45
5544 Sapphire Ave	0.69mi	3/1.0 (+1)	888 (+10%)	3mo	$115,000	$130	44
5309 Fletcher St	0.74mi	2/1.0	918 (+14%)	6mo	$60,000	$65	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: 64.5%
• Equity multiple: 4.79×
• Total profit: $45,613
• Equity at exit: $21,276

10-year hold

• IRR: 64.2%
• Equity multiple: 10.38×
• Total profit: $112,886
• Equity at exit: $34,385

Cash invested: $12,040 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$225
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $570

Break-even live

Break-even rent $393

Max offer price $43,000

Occupancy floor 44%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.13mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.20mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.23mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.25mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.25mi
5415 Hamilton Ave Unit Labs Jennings, MO	2.0	1.0	864	$1,100	$1.27	24d	1	0.26mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.33mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.33mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.34mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.35mi
5361 Wilborn Dr Saint Louis, MO	3.0	1.0	900	$1,420	$1.58	18d	1	0.36mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.38mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.39mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.39mi
7036 Garesche Ave Saint Louis, MO	2.0	1.0	864	$950	$1.10	18d	1	0.44mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.48mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	0.50mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.51mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.53mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.54mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.55mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.55mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.58mi
6150 Sherry Ave Saint Louis, MO	2.0	1.0	1032	$896	$0.87	24d	1	0.60mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.61mi
6153 Laura Ave Saint Louis, MO	2.0	1.0	834	$1,000	$1.20	24d	1	0.63mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.65mi
5931 Emma Ave Saint Louis, MO	2.0	1.0	880	$1,200	$1.36	44d	1	0.65mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.65mi
5936 Theodore Ave Saint Louis, MO	3.0	2.0	1008	$1,350	$1.34	44d	1	0.67mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	44d	1	0.68mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.69mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.71mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.72mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.72mi
7160 Beulah Ave Saint Louis, MO	2.0	1.0	784	$1,059	$1.35	44d	1	0.73mi
5225 Fletcher St Saint Louis, MO	3.0	2.0	918	$1,295	$1.41	24d	1	0.75mi
7431 Esterbrook Dr Saint Louis, MO	2.0	1.0	792	$1,350	$1.70	44d	1	0.90mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.91mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.91mi

Listing history 8 events

1. 2026-05-31
   days on market $43,000 Active 189 DOM
2. 2025-11-24
   listed $43,000 Active 687-char remark

   Show marketing remark (687 chars)

   Discover the potential in this charming 2-bedroom, 1-bath home, perfect for investors or buyers looking to add value with their own personal touch. This cozy property offers a solid layout and great bones—just waiting for the right vision. Inside, you'll find a comfortable living area, functional kitchen, and two well-sized bedrooms. While the home does need some work, it provides a wonderful opportunity to renovate, refresh, and create instant equity. Whether you're seeking your next investment, a fixer-upper to add to your portfolio, or a project with promising returns, this home is full of possibilities. Sold as-is. Don’t miss out on this value-packed opportunity!

3. 2025-11-22
   historical $43,000 687-char remark

   Show marketing remark (687 chars)

   Discover the potential in this charming 2-bedroom, 1-bath home, perfect for investors or buyers looking to add value with their own personal touch. This cozy property offers a solid layout and great bones—just waiting for the right vision. Inside, you'll find a comfortable living area, functional kitchen, and two well-sized bedrooms. While the home does need some work, it provides a wonderful opportunity to renovate, refresh, and create instant equity. Whether you're seeking your next investment, a fixer-upper to add to your portfolio, or a project with promising returns, this home is full of possibilities. Sold as-is. Don’t miss out on this value-packed opportunity!

4. 2006-04-11
   soldstatus $69,000
5. 2006-03-31
   soldstatus
6. 2005-03-24
   soldstatus $40,000
7. 1990-08-01
   soldstatus
8. 1989-12-01
   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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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: $13,376
• − Mortgage interest: −$2,409
• − Property taxes: −$801
• − Insurance: −$215
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,251
• Taxable income: $6,560
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,271/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

+7.5% since first listed

7 events — show timeline

• 2025-11-24 Listed $43,000 MARIS as Distributed by MLS Grid
• 2025-11-22 Coming Soon $43,000 MARIS as Distributed by MLS Grid
• 2006-04-11 Sold (Public Records) $69,000 Public Records
• 2006-03-31 Sold (Public Records) — Public Records
• 2005-03-24 Sold (Public Records) $40,000 Public Records
• 1990-08-01 Sold (Public Records) — Public Records
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2022): $801 · +1.5% YoY. Source: county tax records.