5460 Wilborn Dr · Jennings, MO 63136

$54,900

1 bd · 1.0 ba · 726 sqft · SingleFamily public records · 83 Days on market

Built 1949 7,021 sqft lot $76/sqft · 5% below area Est $58k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 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

Listing remarks MLS

Great investment bungalow. Currently leased for 995 per month. Enjoy maintenance free positive cash flow day 1. Large detached garage and tons of yard space.

Key facts

• Detached garage
• Yard space
• 7,021 sq ft lot

Tags

• DETACHED GARAGE
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 9 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).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago 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 $9k; list at $55k implies a 538% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.82% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.17%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $58,065
• List price: $54,900
• Delta: -5.45%
• 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
5239 Hamilton Ave	0.37mi	2/1.0 (+1)	725 (-0%)	2mo	$8,750	$12	76
6342 Lena Ave	0.18mi	2/1.0 (+1)	678 (-7%)	2mo	$40,000	$59	74
5425 Janet Ave	0.30mi	2/1.0 (+1)	725 (-0%)	10mo	$17,999	$25	73
5411 Hamilton Ave	0.14mi	2/1.0 (+1)	784 (+8%)	8mo	$87,000	$111	68
5471 Janet Ave	0.29mi	2/1.0 (+1)	696 (-4%)	9mo	$30,000	$43	67
5502 Helen Ave	0.21mi	2/1.0 (+1)	784 (+8%)	9mo	$79,000	$101	64
5526 Jennings Station Rd	0.35mi	2/1.0 (+1)	768 (+6%)	8mo	$70,000	$91	63
5920 Lalite Ave	0.51mi	2/1.0 (+1)	760 (+5%)	4mo	$22,000	$29	60
5626 Vivian Pl	0.61mi	1/1.0	704 (-3%)	10mo	$20,000	$28	59
5515 Hodiamont Ave	0.19mi	2/1.0 (+1)	818 (+13%)	8mo	$60,000	$73	59
7121 Lamont Dr	0.66mi	2/1.0 (+1)	716 (-1%)	9mo	$50,000	$70	55
5760 Acme Ave	0.44mi	1/1.0	624 (-14%)	4mo	$15,000	$24	53

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: 42.7%
• Equity multiple: 3.53×
• Total profit: $38,836
• Equity at exit: $27,164

10-year hold

• IRR: 42.7%
• Equity multiple: 7.48×
• Total profit: $99,588
• Equity at exit: $43,901

Cash invested: $15,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$288
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $438

Break-even live

Break-even rent $443

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.33mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	44d	1	0.44mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.73mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.92mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.94mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	0.95mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	1.20mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	1.29mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.41mi

Listing history 7 events

1. 2026-03-04
   listed $54,900 Active 162-char remark

   Show marketing remark (162 chars)

   Great investment bungalow. Currently leased for 995 per month. Enjoy maintenance free positive cash flow day 1. Large detached garage and tons of yard space.

2. 2025-03-02
   historical $995
3. 2025-02-27
   price $995
4. 2024-11-28
   listed $1,000
5. 2013-11-19
   soldstatus 433-char remark

   Show marketing remark (433 chars)

   This is a charming 2 bedroom 1 bath home with a newer kitchen and laundry area storage shed / garage. The storage shed / garage is about 2 years old. The large front yard is open for plenty of enjoyment. There is plenty of off the street parking. The living-room, dinning/kitchen area and each bedroom have ceiling fans. This property has been up graded. It is a rental and has passed occupancy inspections for the City of Jennings.

6. 2013-04-18
   listed $15,000 433-char remark

   Show marketing remark (433 chars)

   This is a charming 2 bedroom 1 bath home with a newer kitchen and laundry area storage shed / garage. The storage shed / garage is about 2 years old. The large front yard is open for plenty of enjoyment. There is plenty of off the street parking. The living-room, dinning/kitchen area and each bedroom have ceiling fans. This property has been up graded. It is a rental and has passed occupancy inspections for the City of Jennings.

7. 2010-05-21
   soldstatus $8,600

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$60/yr (+$5/mo · 12.7%)

ⓘ 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: $11,968
• − Mortgage interest: −$3,075
• − Property taxes: −$472
• − Insurance: −$274
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,597
• Taxable income: $4,634
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,141/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

+538.4% since first listed

7 events — show timeline

• 2026-03-04 Listed $54,900 MARIS as Distributed by MLS Grid
• 2025-03-02 Rental Removed $995 APPFOLIO
• 2025-02-27 Price Changed $995 APPFOLIO
• 2024-11-28 Listed for Rent $1,000 APPFOLIO
• 2013-11-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-04-18 Listed $15,000 MARIS as Distributed by MLS Grid
• 2010-05-21 Sold (Public Records) $8,600 Public Records

Property tax history

+1.4%/yr

Latest (2022): $472 · +1.5% YoY. Source: county tax records.