2031 Switzer Ave · Jennings, MO 63136

$57,500

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 104 Days on market

Built 1930 0.27 ac lot $49/sqft · 16% below area Est $68k · 16% under

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Why this score? — see what drove the A- 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
• ARV discount +14.6/15.0
• 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

Listing remarks MLS

Must See! Great for investors and owner occupant. This home has great bones, great layout, spacious backyard, detached garage and much more to offer! Sold as-is.

Key facts

• 0.27 acre lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% 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 ($398 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $52,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.10% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.62%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $68,255
• List price: $57,500
• Delta: -15.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2026 Mclaran Ave	0.07mi	2/1.0	1,026 (-12%)	1mo	$89,500	$87	76
8791 Goodfellow Blvd	0.43mi	2/1.0	1,150 (-2%)	6mo	$22,000	$19	72
8819 May Ave	0.34mi	2/1.0	1,074 (-8%)	0mo	$100,000	$93	70
5637 Jennings Station Rd	0.55mi	3/1.0 (+1)	1,116 (-5%)	2mo	$30,000	$27	60
5741 Floy Ave	0.57mi	2/1.0	1,100 (-6%)	6mo	$65,000	$59	59
8554 Drury Ln	0.67mi	3/1.5 (+1)	1,196 (+2%)	1mo	$159,900	$134	58
8 Jendale Ct	0.65mi	2/2.0	1,127 (-4%)	4mo	$125,000	$111	56
2538 Oepts Ave	0.70mi	3/1.5 (+1)	1,144 (-2%)	7mo	$40,000	$35	51
7029 Lena Ave	0.66mi	2/1.0	1,080 (-8%)	7mo	$55,400	$51	51
5709 Goodfellow Blvd	0.54mi	2/1.0	1,020 (-13%)	4mo	$19,900	$20	51
8930 Sides Ct	0.55mi	3/1.5 (+1)	1,008 (-14%)	1mo	$65,000	$64	43
5974 Park Ln	0.62mi	3/1.5 (+1)	1,008 (-14%)	6mo	$55,000	$55	36

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: 48.9%
• Equity multiple: 3.89×
• Total profit: $46,536
• Equity at exit: $28,450

10-year hold

• IRR: 48.8%
• Equity multiple: 8.33×
• Total profit: $118,000
• Equity at exit: $45,981

Cash invested: $16,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$302
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $545

Break-even live

Break-even rent $515

Max offer price $57,500

Occupancy floor 50%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.05mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	15d	1	0.09mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	24d	1	0.09mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.10mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.34mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.38mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	24d	1	0.42mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.47mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	24d	1	0.48mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.49mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	24d	1	0.51mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	24d	1	0.52mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	44d	1	0.52mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.54mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	22d	1	0.54mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.54mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	0.55mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	0.55mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	11d	1	0.57mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	24d	1	0.57mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	0.61mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	24d	1	0.63mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	0.64mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	24d	1	0.65mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.65mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	0.67mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	44d	1	0.69mi
5574 Era Ave Saint Louis, MO	3.0	1.0	850	$1,400	$1.65	12d	1	0.69mi
5546 Floy Ave Saint Louis, MO	2.0	2.0	850	$1,273	$1.50	20d	1	0.70mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.72mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.74mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	0.81mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	24d	1	0.81mi
7030 Emma Ave Saint Louis, MO	2.0	1.0	801	$1,350	$1.69	44d	1	0.81mi
5439 Hodiamont Ave Saint Louis, MO	2.0	1.0	770	$950	$1.23	18d	1	0.83mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	24d	1	0.84mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	44d	1	0.84mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.88mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.88mi
7304 Albright Ave Saint Louis, MO	2.0	1.0	800	$1,100	$1.38	44d	1	0.88mi

Listing history 21 events

1. 2026-06-18
   days on market $57,500 Active 104 DOM
2. 2026-06-17
   days on market $57,500 Active 103 DOM
3. 2026-06-16
   days on market $57,500 Active 102 DOM
4. 2026-06-15
   days on market $57,500 Active 101 DOM
5. 2026-06-13
   days on market $57,500 Active 99 DOM
6. 2026-06-09
   days on market $57,500 Active 95 DOM
7. 2026-06-08
   days on market $57,500 Active 94 DOM
8. 2026-06-07
   days on market $57,500 Active 93 DOM
9. 2026-06-03
   days on market $57,500 Active 89 DOM
10. 2026-06-02
    days on market $57,500 Active 88 DOM
11. 2026-06-01
    days on market $57,500 Active 87 DOM
12. 2026-05-31
    days on market $57,500 Active 86 DOM
13. 2026-05-17
    price $57,500 162-char remark

    Show marketing remark (162 chars)

    Must See! Great for investors and owner occupant. This home has great bones, great layout, spacious backyard, detached garage and much more to offer! Sold as-is.

14. 2026-03-07
    listed $62,500 Active 162-char remark

    Show marketing remark (162 chars)

    Must See! Great for investors and owner occupant. This home has great bones, great layout, spacious backyard, detached garage and much more to offer! Sold as-is.

15. 2026-03-06
    historical $62,500 162-char remark

    Show marketing remark (162 chars)

    Must See! Great for investors and owner occupant. This home has great bones, great layout, spacious backyard, detached garage and much more to offer! Sold as-is.

16. 2024-10-28
    soldstatus Closed 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

17. 2024-10-12
    status Pending 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

18. 2024-10-04
    price $39,900 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

19. 2024-09-27
    price $43,900 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

20. 2024-09-19
    price $44,900 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

21. 2024-09-05
    listed $49,900 Active 447-char remark

    Show marketing remark (447 chars)

    WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Blank slate needing an update. This home has great bones, great layout and some upgrades that you could use as part of the project. Put the finishes on this one and MAKE IT YOUR OWN This home is LOADED with potential. Seller's Disclosure is not available. Special Sale Contract (form #2043) required. Sold as-is. Seller to pay Buyer concessions if negotiated upon.

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 · 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: $14,463
• − Mortgage interest: −$3,221
• − Property taxes: −$980
• − Insurance: −$288
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,673
• Taxable income: $5,988
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,103/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

+15.2% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2026-03-07 Listed $62,500 MARIS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $62,500 MARIS as Distributed by MLS Grid
• 2024-10-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-10-12 Pending — MARIS as Distributed by MLS Grid
• 2024-10-04 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2024-09-27 Price Changed $43,900 MARIS as Distributed by MLS Grid
• 2024-09-19 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2024-09-05 Listed $49,900 MARIS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2022): $980 · +1.5% YoY. Source: county tax records.