5610 Janet Ave · Jennings, MO 63136

$80,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 160 Days on market

Built 1928 4,225 sqft lot $107/sqft · 81% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Charming 2-bedroom, 1-bath home offering 748 sq ft of efficient living space. Updates include luxury vinyl plank flooring throughout the living room, kitchen, and bedrooms, providing a modern, cohesive look. Functional layout with comfortable room sizes. Ideal for a first-time buyer or as an addition to an investment portfolio. Convenient location with easy access to major routes, shopping, and amenities.

Key facts

• Functional layout
• Convenient location
• 4,225 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (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).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $80k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1928 — 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: 1.28% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $44,271
• List price: $80,000
• Delta: 80.71%
• 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
5526 Jennings Station Rd	0.12mi	2/1.0	768 (+3%)	8mo	$70,000	$91	84
5502 Helen Ave	0.16mi	2/1.0	784 (+5%)	9mo	$79,000	$101	77
5471 Janet Ave	0.19mi	2/1.0	696 (-7%)	9mo	$30,000	$43	72
5515 Hodiamont Ave	0.15mi	2/1.0	818 (+9%)	8mo	$60,000	$73	71
7121 Lamont Dr	0.32mi	2/1.0	716 (-4%)	9mo	$50,000	$70	71
8339 Eton Pl	0.59mi	2/1.0	750 (+0%)	3mo	$22,500	$30	70
6342 Lena Ave	0.29mi	2/1.0	678 (-9%)	2mo	$40,000	$59	69
5411 Hamilton Ave	0.37mi	2/1.0	784 (+5%)	8mo	$87,000	$111	68
8340 Eton Pl	0.58mi	2/1.0	750 (+0%)	8mo	$50,000	$67	66
5239 Hamilton Ave	0.60mi	2/1.0	725 (-3%)	2mo	$8,750	$12	65
5811 Helen Ave	0.40mi	3/1.0 (+1)	806 (+8%)	0mo	$29,900	$37	63
7439 Embury Ct	0.70mi	2/1.0	792 (+6%)	2mo	$69,000	$87	56

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: 26.5%
• Equity multiple: 2.58×
• Total profit: $35,474
• Equity at exit: $39,583

10-year hold

• IRR: 27.4%
• Equity multiple: 5.33×
• Total profit: $96,902
• Equity at exit: $63,973

Cash invested: $22,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $320

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• 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	0.11mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.37mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.38mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.56mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.58mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.89mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.95mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	1.07mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	4d	1	1.31mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	23d	6	1.40mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 160 DOM
2. 2026-06-17
   days on market $80,000 Active 159 DOM
3. 2026-06-16
   days on market $80,000 Active 158 DOM
4. 2026-06-15
   days on market $80,000 Active 157 DOM
5. 2026-06-13
   days on market $80,000 Active 155 DOM
6. 2026-06-09
   days on market $80,000 Active 151 DOM
7. 2026-06-08
   days on market $80,000 Active 150 DOM
8. 2026-06-07
   days on market $80,000 Active 149 DOM
9. 2026-06-03
   days on market $80,000 Active 145 DOM
10. 2026-06-02
    days on market $80,000 Active 144 DOM
11. 2026-06-01
    days on market $80,000 Active 143 DOM
12. 2026-05-31
    days on market $80,000 Active 142 DOM
13. 2026-04-16
    price $80,000 408-char remark

    Show marketing remark (408 chars)

    Charming 2-bedroom, 1-bath home offering 748 sq ft of efficient living space. Updates include luxury vinyl plank flooring throughout the living room, kitchen, and bedrooms, providing a modern, cohesive look. Functional layout with comfortable room sizes. Ideal for a first-time buyer or as an addition to an investment portfolio. Convenient location with easy access to major routes, shopping, and amenities.

14. 2026-01-09
    listed $85,000 Active 408-char remark

    Show marketing remark (408 chars)

    Charming 2-bedroom, 1-bath home offering 748 sq ft of efficient living space. Updates include luxury vinyl plank flooring throughout the living room, kitchen, and bedrooms, providing a modern, cohesive look. Functional layout with comfortable room sizes. Ideal for a first-time buyer or as an addition to an investment portfolio. Convenient location with easy access to major routes, shopping, and amenities.

15. 2023-07-26
    historical
16. 2023-03-27
    status Pending
17. 2023-03-14
    listed $90,000 Active
18. 2004-05-10
    soldstatus $21,000
19. 1989-02-01
    soldstatus
20. 1988-11-01
    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: $441 · $37/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$335/yr (+$28/mo · 76.1%)

ⓘ 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: $12,300
• − Mortgage interest: −$4,481
• − Property taxes: −$441
• − Insurance: −$400
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,327
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,198/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

+281.0% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $85,000 MARIS as Distributed by MLS Grid
• 2023-07-26 Delisted — MARIS as Distributed by MLS Grid
• 2023-03-27 Pending — MARIS as Distributed by MLS Grid
• 2023-03-14 Listed $90,000 MARIS as Distributed by MLS Grid
• 2004-05-10 Sold (Public Records) $21,000 Public Records
• 1989-02-01 Sold (Public Records) — Public Records
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

-5.0%/yr

Latest (2022): $441 · +1.6% YoY. Source: county tax records.