5813 Helen Ave · Jennings, MO 63136

$65,000

2 bd · 1.0 ba · 664 sqft · SingleFamily public records · 502 Days on market

Built 1935 3,202 sqft lot $98/sqft · 17% above area Est $55k · 17% 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
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Two bedrooms house with one bath. Close to bus line, major highways and shopping. Has long term tenant. Ideal for investment property.

Key facts

• Investment property
• Shopping
• Major highways

Tags

• MAJOR HIGHWAYS
• SHOPPING
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 30% 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 $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 502 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 502 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 1935 — 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: 1.58% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $55,419
• List price: $65,000
• Delta: 17.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6342 Lena Ave	0.51mi	2/1.0	678 (+2%)	2mo	$40,000	$59	71
5760 Acme Ave	0.34mi	1/1.0 (-1)	624 (-6%)	4mo	$15,000	$24	66
7121 Lamont Dr	0.34mi	2/1.0	716 (+8%)	9mo	$50,000	$70	64
8339 Eton Pl	0.40mi	2/1.0	750 (+13%)	3mo	$22,500	$30	57
8324 Strathmore Pl	0.28mi	2/1.0	750 (+13%)	10mo	$80,000	$107	57
5471 Janet Ave	0.60mi	2/1.0	696 (+5%)	9mo	$30,000	$43	56
8352 Strathmore Pl	0.29mi	2/1.0	750 (+13%)	12mo	$70,000	$93	55
5612 Jennings Station Rd	0.42mi	2/1.0	720 (+8%)	14mo	$53,500	$74	54
8340 Eton Pl	0.38mi	2/1.0	750 (+13%)	8mo	$50,000	$67	54
8380 College Ave	0.44mi	2/1.0	750 (+13%)	12mo	$47,900	$64	48
8810 Clifton Ave	0.57mi	1/1.0 (-1)	750 (+13%)	2mo	$38,500	$51	46
5425 Janet Ave	0.70mi	2/1.0	725 (+9%)	10mo	$17,999	$25	44

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: 36.0%
• Equity multiple: 3.14×
• Total profit: $38,908
• Equity at exit: $32,161

10-year hold

• IRR: 36.3%
• Equity multiple: 6.59×
• Total profit: $101,701
• Equity at exit: $51,978

Cash invested: $18,200 (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: 372
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $412

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.31mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.39mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	3d	1	0.40mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.42mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.73mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.80mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.94mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.98mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	23d	6	1.10mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	1.20mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$775	$1.24	4d	2	1.30mi

Listing history 14 events

1. 2026-06-18
   days on market $65,000 Active 502 DOM
2. 2026-06-17
   days on market $65,000 Active 501 DOM
3. 2026-06-16
   days on market $65,000 Active 500 DOM
4. 2026-06-15
   days on market $65,000 Active 499 DOM
5. 2026-06-13
   days on market $65,000 Active 497 DOM
6. 2026-06-09
   days on market $65,000 Active 493 DOM
7. 2026-06-08
   days on market $65,000 Active 492 DOM
8. 2026-06-07
   days on market $65,000 Active 491 DOM
9. 2026-06-03
   days on market $65,000 Active 487 DOM
10. 2026-06-02
    days on market $65,000 Active 486 DOM
11. 2026-06-01
    days on market $65,000 Active 485 DOM
12. 2026-05-31
    days on market $65,000 Active 484 DOM
13. 2025-02-02
    listed $65,000 Active 134-char remark

    Show marketing remark (134 chars)

    Two bedrooms house with one bath. Close to bus line, major highways and shopping. Has long term tenant. Ideal for investment property.

14. 2004-07-16
    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: $395 · $33/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$235/yr (+$20/mo · 59.5%)

ⓘ 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: $12,351
• − Mortgage interest: −$3,641
• − Property taxes: −$395
• − Insurance: −$325
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,891
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $3,957/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

2 events — show timeline

• 2025-02-02 Listed $65,000 MARIS as Distributed by MLS Grid
• 2004-07-16 Sold (Public Records) — Public Records

Property tax history

-7.8%/yr

Latest (2022): $395 · +1.4% YoY. Source: county tax records.