2032 Mclaran Ave · Jennings, MO 63136

$25,000

2 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 33 Days on market

Built 1900 6,952 sqft lot ↓ 58% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Attention Investors! Don’t miss this incredible opportunity to transform a solid property with great potential! Property Features: 2-story home 1,660 sq ft of living space Full basement Detached 2-car garage Cozy living room with fireplace This home is ready for renovation—perfect for investors looking to add value and maximize returns. Bring your vision and turn this property into something special! Great potential for fix-and-flip or long-term rental.

Key facts

• 6,952 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.6% 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: crime F, amenities F, employment 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.
• Zoned schools: Fairview Primary (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 267 students, 100% FRL); Jennings High (math 8% / reading 17%, grade F, #497 of 521 statewide, top 96%, 691 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 37% 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 $1k of equity ($173 loan paydown + $948 appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1900 — 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.13% ✓
• Cap rate: 43.59%
• Cash-on-cash: 133.19%
• DSCR: 6.93
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $127,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8769 Goodfellow Blvd	0.37mi	3/1.0 (+1)	1,656 (-0%)	6mo	$165,000	$100	72
6610 W Florissant Ave	0.38mi	2/1.5	1,560 (-6%)	3mo	$59,900	$38	68
40 Jendale Ct	0.64mi	2/1.0	1,658 (-0%)	7mo	$105,000	$63	64
2000 Ranchdale Dr	0.63mi	2/1.0	1,789 (+8%)	0mo	$149,900	$84	58
1648 Orchid Ave	0.63mi	3/1.5 (+1)	1,560 (-6%)	6mo	$120,000	$77	48
44 Jendale Ct	0.61mi	3/1.5 (+1)	1,820 (+10%)	3mo	$79,900	$44	46
8912 Goodfellow Blvd	0.57mi	3/2.0 (+1)	1,752 (+6%)	12mo	$115,000	$66	45
7063 W Florissant Ave	0.41mi	3/2.0 (+1)	1,456 (-12%)	11mo	$74,930	$51	43
2434 Mary Ave	0.62mi	3/1.5 (+1)	1,417 (-15%)	5mo	$107,000	$76	36
9235 Sundown Dr	0.75mi	2/1.5	1,414 (-15%)	4mo	$149,000	$105	35
1546 Grape Ave	0.74mi	3/2.5 (+1)	1,782 (+7%)	12mo	$165,000	$93	32
9219 Sundown Dr	0.73mi	3/2.0 (+1)	1,458 (-12%)	7mo	$149,900	$103	31

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: —
• Equity multiple: 9.03×
• Total profit: $56,206
• Equity at exit: $12,370

10-year hold

• IRR: —
• Equity multiple: 20.09×
• Total profit: $133,653
• Equity at exit: $19,992

Cash invested: $7,000 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$131
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $777

Break-even live

Break-even rent $298

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.04mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.16mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.35mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.45mi
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	43d	1	0.51mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.59mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.59mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.63mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	23d	1	0.64mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.67mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	0.67mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	43d	1	0.75mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.84mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.86mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	23d	1	0.89mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	43d	1	0.91mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	0.92mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.94mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	43d	1	1.05mi
5944 Thekla Ave Saint Louis, MO	2.0	1.0	1760	$975	$0.55	43d	1	1.13mi

Listing history 10 events

1. 2026-04-22
   status Pending
2. 2026-04-02
   status Active
3. 2026-03-27
   historical Active Under Contract
4. 2026-03-19
   listed $25,000 Active
5. 2005-12-06
   soldstatus $40,000
6. 2005-12-06
   soldstatus $66,000
7. 1997-12-04
   soldstatus $59,900
8. 1997-09-18
   soldstatus
9. 1993-02-12
   soldstatus
10. 1993-02-12
    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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/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: $15,384
• − Mortgage interest: −$1,400
• − Property taxes: −$1,131
• − Insurance: −$125
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$727
• Taxable income: $9,538
• Est. tax owed @ 24.0%: −$2,289
• After-tax cash flow: $7,034/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
• City population: 18,381
• 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

-58.3% since first listed

10 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-27 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-19 Listed $25,000 MARIS as Distributed by MLS Grid
• 2005-12-06 Sold (Public Records) $66,000 Public Records
• 2005-12-06 Sold (Public Records) $40,000 Public Records
• 1997-12-04 Sold (Public Records) $59,900 Public Records
• 1997-09-18 Sold (Public Records) — Public Records
• 1993-02-12 Sold (Public Records) — Public Records
• 1993-02-12 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2022): $1,131 · +1.5% YoY. Source: county tax records.