2128 Lexa Dr · Jennings, MO 63136

$115,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 8 Days on market

Built 1928 8,380 sqft lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• 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 income-producing 4-bedroom, 2-bath single-family home located in Jennings. This tenant-occupied property offers immediate rental income from day one, eliminating vacancy concerns and providing a seamless addition to your investment portfolio. Featuring a spacious floor plan with four bedrooms, two full bathrooms, and ample living space, this property appeals to long-term tenants seeking affordability and functionality. The home offers strong rental demand in an established neighborhood with convenient access to major highways, shopping, schools, and public transportation. Whether you’re a seasoned investor looking to expand your portfolio or

Key facts

• Strong rental demand
• Tenant occupied
• Convenient access

Tags

• INCOME PRODUCING
• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• STRONG RENTAL DEMAND
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms total (1 on the main level, 3 on the upper level)
• Bathrooms: 2 full bathrooms (1 on the main level, 1 on the upper level)
• Heating & cooling: Forced air heating; Central air; Wall/window air conditioner(s)
• Interior features: Unfinished basement; Central air and wall/window A/C units; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.3% vs local median 12.2% in Jennings — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Northview Elem. (math 3% / reading 20%, grade F, #1,022 of 1,115 statewide, top 92%, 524 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; 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 38% 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 $5k of equity ($795 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 9y 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 $20k; list at $115k implies a 475% 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 $115,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $72,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Jendale Ct	0.36mi	4/1.0 (+1)	1,267 (-3%)	6mo	$69,995	$55	65
2434 Mary Ave	0.40mi	3/1.5	1,417 (+8%)	5mo	$107,000	$76	64
2044 Hildred Ave	0.27mi	4/1.0 (+1)	1,136 (-13%)	6mo	$115,000	$101	54
8725 Goodfellow Blvd	0.49mi	4/2.0 (+1)	1,168 (-11%)	0mo	$174,900	$150	52
2538 Oepts Ave	0.45mi	3/1.5	1,144 (-13%)	7mo	$40,000	$35	52
8 Jendale Ct	0.38mi	2/2.0 (-1)	1,127 (-14%)	4mo	$125,000	$111	48
2506 Shannonaire Dr	0.67mi	3/2.0	1,450 (+11%)	2mo	$160,000	$110	48
5657 Janet Ave	0.67mi	4/2.0 (+1)	1,200 (-8%)	3mo	$60,000	$50	45
1810 Switzer Ave	0.61mi	4/1.5 (+1)	1,159 (-12%)	4mo	$15,000	$13	44
8870 Saint Cyr Dr	0.66mi	3/1.0	1,131 (-14%)	2mo	$39,900	$35	43
8791 Goodfellow Blvd	0.56mi	2/1.0 (-1)	1,150 (-12%)	6mo	$22,000	$19	41
5637 Jennings Station Rd	0.71mi	3/1.0	1,116 (-15%)	2mo	$30,000	$27	39

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: 20.4%
• Equity multiple: 2.23×
• Total profit: $39,496
• Equity at exit: $56,901

10-year hold

• IRR: 21.9%
• Equity multiple: 4.53×
• Total profit: $113,526
• Equity at exit: $91,961

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$603
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $285

Break-even live

Break-even rent $944

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.17mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	0.23mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,593	$1.35	14d	1	0.24mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	0.26mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	43d	1	0.30mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	43d	1	0.31mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	43d	1	0.35mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.36mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.42mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	23d	1	0.44mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	17d	1	0.45mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	43d	1	0.49mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.61mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	0.64mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	43d	1	0.67mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	0.68mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	43d	1	0.69mi
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	43d	1	0.69mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	23d	1	0.69mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	23d	1	0.70mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	43d	1	0.71mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	43d	1	0.76mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	10d	1	0.79mi
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	23d	1	0.81mi
5654 Acme Ave Saint Louis, MO	2.0	1.0	968	$325	$0.34	21d	1	0.81mi
5756 Floy Ave Saint Louis, MO	2.0	1.0	1080	$995	$0.92	43d	1	0.81mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	17d	1	0.81mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	0.82mi
5741 Floy Ave Saint Louis, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.82mi
5721 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,120	$1.09	23d	1	0.85mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	23d	1	0.86mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	23d	1	0.88mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	43d	1	0.88mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	43d	1	0.89mi
5515 Wilborn Dr Saint Louis, MO	3.0	1.0	1248	$1,400	$1.12	43d	1	0.93mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.97mi
5730 Park Ln Saint Louis, MO	4.0	1.0	1174	$1,600	$1.36	20d	1	1.01mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	21d	1	1.03mi
7121 Garesche Ave Saint Louis, MO	3.0	1.0	1156	$1,200	$1.04	43d	1	1.13mi
7131 Garesche Ave Saint Louis, MO	2.0	1.0	918	$1,090	$1.19	4d	1	1.14mi

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 8 DOM
2. 2026-06-17
   days on market $115,000 Active 7 DOM
3. 2026-06-16
   days on market $115,000 Active 6 DOM
4. 2026-06-15
   days on market $115,000 Active 5 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $115,000 Active 3 DOM

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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: $15,656
• − Mortgage interest: −$6,442
• − Property taxes: −$1,139
• − Insurance: −$575
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,345
• Taxable income: $1,650
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,021/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

+252.7% since first listed

28 events — show timeline

• 2026-06-10 Listed $115,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-11-06 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-07-04 Rental Removed $1,450 SHOWMOJO
• 2025-06-13 Listed for Rent $1,450 SHOWMOJO
• 2025-06-09 Rental Removed $1,450 SHOWMOJO
• 2025-05-05 Listed for Rent $1,450 SHOWMOJO
• 2025-05-05 Rental Removed $1,450 SHOWMOJO2
• 2025-05-01 Rental Removed $1,450 SHOWMOJO
• 2025-05-01 Listed for Rent $1,450 SHOWMOJO2
• 2025-03-06 Listed for Rent $1,450 SHOWMOJO
• 2023-11-21 Delisted — MARIS as Distributed by MLS Grid
• 2023-09-07 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2023-08-18 Listed $139,000 MARIS as Distributed by MLS Grid
• 2023-06-06 Sold (Public Records) — Public Records
• 2023-06-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-14 Pending — MARIS as Distributed by MLS Grid
• 2023-04-11 Listed $65,000 MARIS as Distributed by MLS Grid
• 2020-07-06 Sold (Public Records) $20,000 Public Records
• 2018-01-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-01-04 Pending — MARIS as Distributed by MLS Grid
• 2017-12-28 Relisted — MARIS as Distributed by MLS Grid
• 2017-12-27 Delisted — MARIS as Distributed by MLS Grid
• 2017-12-13 Listed $12,720 MARIS as Distributed by MLS Grid
• 2006-12-19 Sold (Public Records) — Public Records
• 1996-09-30 Sold (Public Records) $61,180 Public Records
• 1996-09-30 Sold (Public Records) — Public Records
• 1992-08-18 Sold (Public Records) $32,602 Public Records

Property tax history

+0.7%/yr

Latest (2022): $1,139 · +1.5% YoY. Source: county tax records.