5819 Helen Ave · Jennings, MO 63136

$33,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 54 Days on market

Built 1925 4,865 sqft lot $46/sqft · 38% below area Est $53k · 38% 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 +15.0/15.0
• 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

Great opportunity for investors or owner-occupants! This 1 bed, 1 bath home offers easy potential to convert into a 2 bedroom, 1 bath with minimal modifications. Features include an eat-in kitchen with pantry, spacious living room, and bonus room which could easily be converted into 2nd bedroom. In the unfinished walk-up basement you'll find the laundry area and additional space for storage or potential expansion. Outside, enjoy a long driveway for ample off-street parking and a large level yard perfect for entertaining or outdoor activities. A fantastic addition to any rental portfolio with minimal investment needed to get started! Property being sold As-Is. OWNER BY CONTRACT

Key facts

• 4,865 sq ft lot
• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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; 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 $1k of equity ($228 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $32,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1925 — 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: 2.97% ✓
• Cap rate: 25.95%
• Cash-on-cash: 70.19%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (median comp): $53,068
• List price: $33,000
• Delta: -37.82%
• 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
7121 Lamont Dr	0.35mi	2/1.0 (+1)	716 (-1%)	9mo	$50,000	$70	70
8339 Eton Pl	0.40mi	2/1.0 (+1)	750 (+4%)	3mo	$22,500	$30	67
8810 Clifton Ave	0.55mi	1/1.0	750 (+4%)	2mo	$38,500	$51	66
8340 Eton Pl	0.38mi	2/1.0 (+1)	750 (+4%)	8mo	$50,000	$67	64
6342 Lena Ave	0.52mi	2/1.0 (+1)	678 (-6%)	2mo	$40,000	$59	60
5760 Acme Ave	0.35mi	1/1.0	624 (-13%)	4mo	$15,000	$24	58
5471 Janet Ave	0.61mi	2/1.0 (+1)	696 (-3%)	9mo	$30,000	$43	53
5526 Jennings Station Rd	0.52mi	2/1.0 (+1)	768 (+7%)	8mo	$70,000	$91	53
5502 Helen Ave	0.56mi	2/1.0 (+1)	784 (+9%)	9mo	$79,000	$101	47
5515 Hodiamont Ave	0.53mi	2/1.0 (+1)	818 (+14%)	8mo	$60,000	$73	41
1900 Hildred Ave	0.64mi	2/1.0 (+1)	825 (+15%)	6mo	$25,000	$30	36
1965 Park Ln	0.69mi	2/1.0 (+1)	825 (+15%)	3mo	$65,000	$79	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: 77.5%
• Equity multiple: 5.52×
• Total profit: $41,802
• Equity at exit: $16,328

10-year hold

• IRR: 77.0%
• Equity multiple: 12.05×
• Total profit: $102,066
• Equity at exit: $26,389

Cash invested: $9,240 (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: 2.8×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$173
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $540

Break-even live

Break-even rent $298

Max offer price $33,000

Occupancy floor 40%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	4d	1	0.36mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	20d	1	0.38mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	43d	1	0.38mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	17d	1	0.39mi
3 Pohlman Ln Saint Louis, MO	2.0	1.0	704	$1,000	$1.42	16d	1	0.73mi
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	43d	1	0.77mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	43d	1	0.91mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	4d	1	0.96mi
8893 Maya Ln Jennings, MO	1.0–2.0	1.0	600	$780	$1.30	23d	6	1.03mi
1131 Canaan Ave Saint Louis, MO	1.0	1.0	624	$900	$1.44	16d	1	1.19mi
8612 Halls Ferry Rd Saint Louis, MO	1.0–2.0	1.0	625	$715	$1.14	4d	2	1.30mi

Listing history 20 events

1. 2026-06-18
   days on market $33,000 Active 54 DOM
2. 2026-06-17
   days on market $33,000 Active 53 DOM
3. 2026-06-16
   days on market $33,000 Active 52 DOM
4. 2026-06-15
   days on market $33,000 Active 51 DOM
5. 2026-06-13
   days on market $33,000 Active 49 DOM
6. 2026-06-09
   days on market $33,000 Active 45 DOM
7. 2026-06-08
   days on market $33,000 Active 44 DOM
8. 2026-06-07
   pricedays on market $33,000 Active 43 DOM
9. 2026-06-03
   days on market $37,999 Active 39 DOM
10. 2026-06-02
    days on market $37,999 Active 38 DOM
11. 2026-06-01
    days on market $37,999 Active 37 DOM
12. 2026-05-31
    days on market $37,999 Active 36 DOM
13. 2026-05-07
    status Pending 685-char remark

    Show marketing remark (685 chars)

    Great opportunity for investors or owner-occupants! This 1 bed, 1 bath home offers easy potential to convert into a 2 bedroom, 1 bath with minimal modifications. Features include an eat-in kitchen with pantry, spacious living room, and bonus room which could easily be converted into 2nd bedroom. In the unfinished walk-up basement you'll find the laundry area and additional space for storage or potential expansion. Outside, enjoy a long driveway for ample off-street parking and a large level yard perfect for entertaining or outdoor activities. A fantastic addition to any rental portfolio with minimal investment needed to get started! Property being sold As-Is. OWNER BY CONTRACT

14. 2026-04-28
    price $39,999 685-char remark

    Show marketing remark (685 chars)

    Great opportunity for investors or owner-occupants! This 1 bed, 1 bath home offers easy potential to convert into a 2 bedroom, 1 bath with minimal modifications. Features include an eat-in kitchen with pantry, spacious living room, and bonus room which could easily be converted into 2nd bedroom. In the unfinished walk-up basement you'll find the laundry area and additional space for storage or potential expansion. Outside, enjoy a long driveway for ample off-street parking and a large level yard perfect for entertaining or outdoor activities. A fantastic addition to any rental portfolio with minimal investment needed to get started! Property being sold As-Is. OWNER BY CONTRACT

15. 2026-04-10
    listed $45,000 Active 685-char remark

    Show marketing remark (685 chars)

    Great opportunity for investors or owner-occupants! This 1 bed, 1 bath home offers easy potential to convert into a 2 bedroom, 1 bath with minimal modifications. Features include an eat-in kitchen with pantry, spacious living room, and bonus room which could easily be converted into 2nd bedroom. In the unfinished walk-up basement you'll find the laundry area and additional space for storage or potential expansion. Outside, enjoy a long driveway for ample off-street parking and a large level yard perfect for entertaining or outdoor activities. A fantastic addition to any rental portfolio with minimal investment needed to get started! Property being sold As-Is. OWNER BY CONTRACT

16. 2025-09-06
    listed $55,000 Active
17. 2022-02-23
    soldstatus $140,000
18. 2006-08-22
    soldstatus
19. 2006-08-22
    soldstatus
20. 2006-08-22
    soldstatus $20,000

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $580 · $48/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: $11,781
• − Mortgage interest: −$1,849
• − Property taxes: −$580
• − Insurance: −$165
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$960
• Taxable income: $6,343
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $4,963/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

+100.0% since first listed

8 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $39,999 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $45,000 MARIS as Distributed by MLS Grid
• 2025-09-06 Listed $55,000 MARIS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $140,000 Public Records
• 2006-08-22 Sold (Public Records) $20,000 Public Records
• 2006-08-22 Sold (Public Records) — Public Records
• 2006-08-22 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2022): $580 · +1.5% YoY. Source: county tax records.