2409 Wieck Dr · Jennings, MO 63136

$99,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 49 Days on market

Built 1950 6,059 ac lot $122/sqft · 37% above area Est $126k · 21% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• Appreciation +6.9/10.0
• 1% rule +6.5/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming and move-in ready 2-bedroom, 1-bath home in Jennings! This cozy property features beautiful hardwood floors throughout the main level and an updated kitchen and bathroom that offer modern style and functionality. The finished basement provides additional living space, perfect for a family room, home office, or entertainment area. Enjoy outdoor living with a nice backyard and a screened-in porch—ideal for relaxing or hosting guests (porch can be repaired prior to move in with the right offer). Conveniently located near major roads, shopping, and local amenities. Seller's are motivated and ready to get this one out of their portfolio. This property could be for you or your clie

Key facts

• Screened-in porch
• Finished basement
• Nice backyard

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• FINISHED BASEMENT
• SCREENED-IN PORCH
• NICE BACKYARD

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Single family residence (attached property); One level
• Construction: Aluminum siding; Brick/mortar foundation; Built year from public records
• Exterior features: Back yard; Level lot

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); 5 total rooms
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; Basement present; No fireplace
• Laundry & utility: Washer/Dryer listed; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• 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); 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).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) 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.
• Current owner paid $44k; list at $100k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $126,393
• List price: $99,900
• Delta: -20.96%
• 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
8816 Cozens Ave	0.29mi	2/1.0	832 (+2%)	0mo	$55,000	$66	83
1965 Park Ln	0.55mi	2/1.0	825 (+1%)	3mo	$65,000	$79	70
8821 Eichler Pl	0.38mi	2/1.0	747 (-8%)	2mo	$30,000	$40	67
1940 Park Ln	0.56mi	2/1.0	830 (+2%)	6mo	$61,000	$73	66
8810 Clifton Ave	0.31mi	1/1.0 (-1)	750 (-8%)	2mo	$38,500	$51	66
8808 Clifton Ave	0.32mi	2/1.0	912 (+12%)	2mo	$29,900	$33	64
1900 Hildred Ave	0.65mi	2/1.0	825 (+1%)	6mo	$25,000	$30	63
2074 Wedgewood Dr	0.47mi	2/1.0	888 (+9%)	3mo	$36,900	$42	61
2425 Shirley Ave	0.57mi	2/1.0	896 (+10%)	2mo	$34,900	$39	56
2509 Shirley Ave	0.59mi	2/1.0	884 (+8%)	4mo	$59,900	$68	55
8926 Hillview Ave	0.70mi	2/1.0	920 (+13%)	3mo	$38,700	$42	44
2554 Main St	0.75mi	3/1.0 (+1)	920 (+13%)	2mo	$15,000	$16	37

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: 20.6%
• Equity multiple: 2.24×
• Total profit: $34,593
• Equity at exit: $49,429

10-year hold

• IRR: 22.1%
• Equity multiple: 4.55×
• Total profit: $99,324
• Equity at exit: $79,886

Cash invested: $27,972 (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: $1,147 high
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $251

Break-even live

Break-even rent $829

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	0.29mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$930	$1.55	23d	6	0.30mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	23d	1	0.36mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.41mi
8720 Akins Dr Saint Louis, MO	2.0	1.0	1012	$1,150	$1.14	23d	1	0.49mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	23d	1	0.53mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	23d	1	0.59mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	23d	1	0.60mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	44d	1	0.66mi
2617 Hord Ave Saint Louis, MO	2.0	1.0	800	$775	$0.97	4d	1	0.69mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	16d	1	0.72mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	44d	1	0.77mi
8908 Scottdale Ave Jennings, MO	2.0	1.0	790	$1,000	$1.27	44d	1	0.79mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	44d	1	0.79mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	3d	1	0.79mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.83mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	44d	1	0.83mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.83mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	23d	1	0.85mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	44d	1	0.89mi
7205 Calvin Ave Saint Louis, MO	3.0	1.0	832	$750	$0.90	44d	1	1.02mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	23d	1	1.05mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	3d	1	1.06mi
8828 Riverview Blvd Apt 2S St. Louis, MO	1.0	1.0	816	$850	$1.04	44d	1	1.06mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	18d	1	1.07mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	1.09mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	23d	1	1.10mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	20d	1	1.10mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	7d	1	1.12mi
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	1.14mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	1.15mi
8548 Drury Ln Saint Louis, MO	3.0	2.0	1107	$1,420	$1.28	44d	1	1.16mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	12d	1	1.17mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	18d	1	1.18mi
5615 Beldon Dr Saint Louis, MO	2.0	1.0	850	$950	$1.12	44d	1	1.18mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	44d	1	1.19mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	44d	1	1.20mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	44d	1	1.22mi
5662 Wilborn Dr Saint Louis, MO	1.0	1.0	768	$850	$1.11	23d	1	1.24mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 49 DOM
2. 2026-06-17
   days on market $99,900 Active 48 DOM
3. 2026-06-16
   days on market $99,900 Active 47 DOM
4. 2026-06-15
   days on market $99,900 Active 46 DOM
5. 2026-06-13
   days on market $99,900 Active 44 DOM
6. 2026-06-09
   days on market $99,900 Active 40 DOM
7. 2026-06-08
   days on market $99,900 Active 39 DOM
8. 2026-06-07
   days on market $99,900 Active 38 DOM
9. 2026-06-03
   days on market $99,900 Active 34 DOM
10. 2026-06-02
    days on market $99,900 Active 33 DOM
11. 2026-06-01
    days on market $99,900 Active 32 DOM
12. 2026-05-31
    days on market $99,900 Active 31 DOM
13. 2026-05-01
    listed $99,900 Active 782-char remark
14. 2026-05-01
    historical $99,900 782-char remark
15. 2026-02-20
    listed $110,000 Active
16. 2026-02-20
    historical
17. 1998-01-09
    soldstatus
18. 1989-08-01
    soldstatus $43,500
19. 1989-08-01
    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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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: $13,764
• − Mortgage interest: −$5,596
• − Property taxes: −$1,072
• − Insurance: −$500
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,906
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,658/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

+129.7% since first listed

7 events — show timeline

• 2026-05-01 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2026-02-20 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-02-20 Coming Soon — MARIS as Distributed by MLS Grid
• 1998-01-09 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) $43,500 Public Records

Property tax history

-1.0%/yr

Latest (2022): $1,072 · +1.5% YoY. Source: county tax records.