8801 Blewett Ave · Jennings, MO 63136

$105,000

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 81 Days on market

Built 1927 6,098 sqft lot $74/sqft · at area comps Est $103k · at est.

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.9/10.0
• ARV discount +6.8/15.0
• 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

Ideal investment opportunity! Beautifully renovated 3-Bed, 2-Bath home with major updates to keep maintenance costs low. Wood floors throughout main level, separate dining adjoins a modern kitchen adding to the appeal of this home. Home showcases a full basement with plenty of storage, covered patio and spacious backyard. Centrally located near major highways, shopping and local amenities. Main Features: Exterior: New Driveway, Painting of porch, railings, window trims, exterior door. Interior: New paint throughout, new blinds, outlets replaced beautiful wood floors refurbished. Kitchen: New tiles for island countertop, new fridge. Mechanical: New HVAC, new HWT, minor electrical work and new water supply lines.

Key facts

• 6,098 sq ft lot
• Built 1927
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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: 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: Woodland Elem. (math 5% / reading 15%, grade F, #1,027 of 1,115 statewide, top 93%, 256 students, 100% FRL); Rose Johnson Jennings Jr. High (math 10% / reading 23%, grade F, #357 of 391 statewide, top 91%, 361 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); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($726 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $103,481
• List price: $105,000
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2434 Mary Ave	0.16mi	3/1.5	1,417 (-1%)	5mo	$107,000	$76	85
8721 College Ave	0.15mi	2/1.0 (-1)	1,336 (-6%)	8mo	$129,900	$97	71
2506 Shannonaire Dr	0.57mi	3/2.0	1,450 (+2%)	2mo	$160,000	$110	65
8824 Huiskamp Ave	0.33mi	4/1.0 (+1)	1,548 (+9%)	1mo	$39,500	$26	64
2508 Main St	0.43mi	3/1.0	1,298 (-9%)	8mo	$60,000	$46	59
2418 Petrova Ave	0.41mi	3/1.5	1,288 (-10%)	7mo	$60,000	$47	57
8898 Darnell Pl	0.54mi	3/2.0	1,352 (-5%)	8mo	$185,000	$137	56
5 Jendale Ct	0.36mi	4/1.0 (+1)	1,267 (-11%)	7mo	$69,995	$55	54
9305 Scottdale Ave	0.58mi	3/2.0	1,280 (-10%)	3mo	$60,000	$47	49
8871 Boyce Pl	0.51mi	3/2.0	1,250 (-12%)	4mo	$149,900	$120	49
2429 Mary Ave	0.21mi	2/2.5 (-1)	1,215 (-15%)	9mo	$95,000	$78	47
2528 Shannonaire Dr	0.57mi	3/1.5	1,220 (-14%)	8mo	$120,000	$98	41

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: 23.3%
• Equity multiple: 2.40×
• Total profit: $41,100
• Equity at exit: $51,953

10-year hold

• IRR: 24.6%
• Equity multiple: 4.92×
• Total profit: $115,221
• Equity at exit: $83,965

Cash invested: $29,400 (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: 376
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$551
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $335

Break-even live

Break-even rent $877

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $395	-5% $365	+0% $335	+5% $306	+10% $276
Rent	-10% $233	-5% $284	+0% $335	+5% $387	+10% $438
Rate	-1.0pp $388	-0.5pp $362	base $335	+0.5pp $308	+1.0pp $281

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: $26,250
• Closing costs: $3,150
• 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	19d	1	0.26mi
2527 Switzer Ave Saint Louis, MO	3.0	1.0	888	$1,135	$1.28	18d	1	0.30mi
2415 Shirley Ave Saint Louis, MO	3.0	1.0	990	$1,450	$1.46	25d	1	0.32mi
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	25d	1	0.32mi
2546 Main St Saint Louis, MO	4.0	1.0	984	$1,269	$1.29	45d	1	0.33mi
2427 Switzer Ave Saint Louis, MO	3.0	1.0	1008	$1,300	$1.29	45d	1	0.34mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	25d	1	0.35mi
2623 Avie Dr Saint Louis, MO	3.0	2.0	921	$1,350	$1.47	45d	1	0.38mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	25d	1	0.38mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	0d	1	0.50mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	45d	1	0.50mi
8817 Shady Grove Ave Saint Louis, MO	2.0	1.0	1085	$1,075	$0.99	25d	1	0.50mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	14d	1	0.69mi
7426 Calvin Ave Saint Louis, MO	2.0	1.0	1100	$1,125	$1.02	19d	1	0.71mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,543	$1.31	0d	1	0.77mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	0.80mi
8527 Dianthus Ln Saint Louis, MO	3.0	1.0	976	$1,295	$1.33	45d	1	0.80mi
5640 Sapphire Ave Saint Louis, MO	2.0	1.0	900	$1,100	$1.22	45d	1	0.80mi
8502 Dianthus Ln Saint Louis, MO	2.0	1.0	1072	$1,175	$1.10	25d	1	0.85mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	45d	1	0.88mi
1942 Damato Ct Saint Louis, MO	2.0	1.0	905	$1,100	$1.22	0d	1	0.88mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	0d	1	0.92mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	25d	1	0.92mi
7420 Pleaseway Dr Saint Louis, MO	2.0	1.0	952	$1,250	$1.31	24d	1	0.95mi
7315 Albright Ave Saint Louis, MO	3.0	1.0	888	$1,150	$1.30	45d	1	0.96mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	25d	1	0.97mi
2056 Coleridge Dr Saint Louis, MO	3.0	1.0	949	$1,195	$1.26	0d	1	0.97mi
7218 Albright Ave Saint Louis, MO	2.0	1.0	1100	$980	$0.89	25d	1	0.99mi
1550 Northwinds Estates Dr St. Louis, MO	1.0–2.0	1.0–1.5	877	$1,050	$1.20	45d	1	1.01mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	1.02mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	1.06mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	1.06mi
5516 Fairridge Ct Saint Louis, MO	2.0	1.0	1110	$995	$0.90	25d	1	1.06mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	1.12mi
5664 Hamilton Ave Saint Louis, MO	2.0	2.0	1700	$1,600	$0.94	45d	1	1.14mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	25d	1	1.15mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	45d	1	1.15mi
5955 Floy Ave Saint Louis, MO	2.0	1.0	1032	$1,050	$1.02	5d	1	1.15mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	24d	1	1.17mi
5612 Hodiamont Ave Saint Louis, MO	3.0	1.5	1200	$1,150	$0.96	0d	1	1.19mi

Listing history 20 events

1. 2026-06-21
   days on market $105,000 Active 81 DOM
2. 2026-06-18
   days on market $105,000 Active 78 DOM
3. 2026-06-17
   days on market $105,000 Active 77 DOM
4. 2026-06-16
   days on market $105,000 Active 76 DOM
5. 2026-06-15
   days on market $105,000 Active 75 DOM
6. 2026-06-13
   days on market $105,000 Active 73 DOM
7. 2026-06-09
   days on market $105,000 Active 69 DOM
8. 2026-06-08
   days on market $105,000 Active 68 DOM
9. 2026-06-07
   days on market $105,000 Active 67 DOM
10. 2026-06-03
    days on market $105,000 Active 63 DOM
11. 2026-06-02
    days on market $105,000 Active 62 DOM
12. 2026-06-01
    days on market $105,000 Active 61 DOM
13. 2026-05-31
    days on market $105,000 Active 60 DOM
14. 2026-04-20
    price $105,000 733-char remark

    Show marketing remark (733 chars)

    Ideal investment opportunity! Beautifully renovated 3-Bed, 2-Bath home with major updates to keep maintenance costs low. Wood floors throughout main level, separate dining adjoins a modern kitchen adding to the appeal of this home. Home showcases a full basement with plenty of storage, covered patio and spacious backyard. Centrally located near major highways, shopping and local amenities. Main Features: Exterior: New Driveway, Painting of porch, railings, window trims, exterior door. Interior: New paint throughout, new blinds, outlets replaced beautiful wood floors refurbished. Kitchen: New tiles for island countertop, new fridge. Mechanical: New HVAC, new HWT, minor electrical work and new water supply lines.

15. 2026-04-01
    listed $110,000 Active 733-char remark

    Show marketing remark (733 chars)

    Ideal investment opportunity! Beautifully renovated 3-Bed, 2-Bath home with major updates to keep maintenance costs low. Wood floors throughout main level, separate dining adjoins a modern kitchen adding to the appeal of this home. Home showcases a full basement with plenty of storage, covered patio and spacious backyard. Centrally located near major highways, shopping and local amenities. Main Features: Exterior: New Driveway, Painting of porch, railings, window trims, exterior door. Interior: New paint throughout, new blinds, outlets replaced beautiful wood floors refurbished. Kitchen: New tiles for island countertop, new fridge. Mechanical: New HVAC, new HWT, minor electrical work and new water supply lines.

16. 2026-03-31
    historical $110,000 733-char remark

    Show marketing remark (733 chars)

    Ideal investment opportunity! Beautifully renovated 3-Bed, 2-Bath home with major updates to keep maintenance costs low. Wood floors throughout main level, separate dining adjoins a modern kitchen adding to the appeal of this home. Home showcases a full basement with plenty of storage, covered patio and spacious backyard. Centrally located near major highways, shopping and local amenities. Main Features: Exterior: New Driveway, Painting of porch, railings, window trims, exterior door. Interior: New paint throughout, new blinds, outlets replaced beautiful wood floors refurbished. Kitchen: New tiles for island countertop, new fridge. Mechanical: New HVAC, new HWT, minor electrical work and new water supply lines.

17. 2022-11-07
    soldstatus $110,000
18. 2021-01-08
    soldstatus
19. 2008-11-20
    soldstatus $50,000
20. 1991-02-26
    soldstatus $60,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/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: $15,623
• − Mortgage interest: −$5,882
• − Property taxes: −$1,184
• − Insurance: −$525
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,055
• Taxable income: $2,478
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,431/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

+75.0% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $105,000 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2022-11-07 Sold (Public Records) $110,000 Public Records
• 2021-01-08 Sold (Public Records) — Public Records
• 2008-11-20 Sold (Public Records) $50,000 Public Records
• 1991-02-26 Sold (Public Records) $60,000 Public Records

Property tax history

+1.3%/yr

Latest (2022): $1,184 · +1.5% YoY. Source: county tax records.