2540 Shannon Ave · Jennings, MO 63136

$105,000

4 bd · 1.0 ba · 1,709 sqft · SingleFamily public records · 24 Days on market

Built 1940 9,361 sqft lot Est $138k · 24% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

Key facts

• 9,361 sq ft lot
• Built 1940
• Listed 23 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and natural gas available
• Home design: Single-family residential; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Total of 4 bedrooms; 1 bedroom on the main level; 3 bedrooms on the upper level
• Bathrooms: 1 full bathroom (main/upper level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One and one-half level layout; Basement present (unfinished/none specified)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/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: $103k (1.5% 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: 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); 376 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 ~3 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 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.32% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $138,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Jendale Ct	0.31mi	3/1.5 (-1)	1,820 (+6%)	3mo	$79,900	$44	65
47 Jendale Ct	0.34mi	4/2.0	1,827 (+7%)	8mo	$75,000	$41	62
2052 Sun Valley Dr	0.38mi	3/2.0 (-1)	1,576 (-8%)	3mo	$125,000	$79	58
9539 Marveline Dr	0.37mi	3/1.5 (-1)	1,544 (-10%)	7mo	$150,000	$97	53
8824 Huiskamp Ave	0.64mi	4/1.0	1,548 (-9%)	1mo	$39,500	$26	53
2456 Wieck Dr	0.25mi	3/2.0 (-1)	1,961 (+15%)	5mo	$84,000	$43	51
9113 Glen Garden Dr	0.39mi	3/1.5 (-1)	1,592 (-7%)	15mo	$197,500	$124	50
29 Robinson Circle Dr	0.63mi	4/3.5	1,724 (+1%)	16mo	$275,000	$160	46
9112 Leamont Dr	0.34mi	4/2.0	1,955 (+14%)	13mo	$199,900	$102	45
9200 Huiskamp Ave	0.60mi	5/2.0 (+1)	1,686 (-1%)	19mo	$140,000	$83	45
2441 Hord Ave	0.44mi	4/2.5	1,483 (-13%)	9mo	$119,900	$81	44
2321 Shirley Ave	0.71mi	3/2.0 (-1)	1,470 (-14%)	13mo	$54,900	$37	24

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: 25.5%
• Equity multiple: 2.53×
• Total profit: $44,898
• Equity at exit: $51,953

10-year hold

• IRR: 26.6%
• Equity multiple: 5.22×
• Total profit: $123,927
• 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: 6.3×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$551
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $392

Break-even live

Break-even rent $887

Max offer price $105,000

Occupancy floor 67%

Sensitivity live

Price	-10% $452	-5% $422	+0% $392	+5% $363	+10% $333
Rent	-10% $283	-5% $338	+0% $392	+5% $447	+10% $502
Rate	-1.0pp $445	-0.5pp $419	base $392	+0.5pp $365	+1.0pp $338

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8824 Huiskamp Ave Saint Louis, MO	4.0	1.0	1548	$1,200	$0.78	25d	1	0.64mi
2646 Terrace Ln Saint Louis, MO	3.0	2.0	1565	$1,275	$0.81	25d	1	0.77mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.88mi
2022 McLaran Ave Saint Louis, MO	3.0	2.0	1181	$1,543	$1.31	0d	1	0.97mi
9717 Dennis Dr Saint Louis, MO	3.0	1.0	1056	$1,323	$1.25	45d	1	1.07mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	1.08mi
7441 Calvin Ave Saint Louis, MO	3.0	1.0	1068	$1,350	$1.26	13d	1	1.12mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	1.20mi
9845 Dennis Dr Saint Louis, MO	3.0	1.0	1251	$1,200	$0.96	0d	1	1.33mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	0d	1	1.33mi
7120 Greenhaven Dr Saint Louis, MO	3.0	2.0	1131	$1,050	$0.93	25d	1	1.33mi
5637 Jennings Station Rd Saint Louis, MO	3.0	1.0	1116	$895	$0.80	45d	1	1.39mi
5932 Floy Ave Saint Louis, MO	3.0	1.0	1080	$1,373	$1.27	21d	1	1.42mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 24 DOM
2. 2026-06-18
   days on market $105,000 Active 21 DOM
3. 2026-06-17
   days on market $105,000 Active 20 DOM
4. 2026-06-16
   days on market $105,000 Active 19 DOM
5. 2026-06-15
   days on market $105,000 Active 18 DOM
6. 2026-06-13
   days on market $105,000 Active 16 DOM
7. 2026-06-09
   days on market $105,000 Active 12 DOM
8. 2026-06-08
   days on market $105,000 Active 11 DOM
9. 2026-06-07
   days on market $105,000 Active 10 DOM
10. 2026-06-03
    days on market $105,000 Active 6 DOM
11. 2026-06-02
    days on market $105,000 Active 5 DOM
12. 2026-06-01
    days on market $105,000 Active 4 DOM
13. 2026-05-31
    days on market $105,000 Active 3 DOM
14. 2026-05-28
    listed $105,000 Active
15. 2026-01-12
    listed $105,000 Active
16. 2024-03-27
    status Pending 381-char remark

    Show marketing remark (381 chars)

    This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

17. 2024-03-27
    soldstatus Closed 381-char remark

    Show marketing remark (381 chars)

    This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

18. 2024-02-03
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

19. 2024-01-04
    price $94,900 381-char remark

    Show marketing remark (381 chars)

    This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

20. 2023-08-18
    listed $114,900 Active 381-char remark

    Show marketing remark (381 chars)

    This is it!!! Large 1.5 story home waiting for new owner. Property features living room, eat-in kitchen, large bedroom, bonus room and full bath on main level. Upstairs you will find 3 additional bedrooms/living spaces. Home has some prior renovation and would make a great home for owner occupant OR ready to go rental property. Take a look today! Property to be sold as-is.

21. 2021-08-25
    soldstatus $428,598
22. 2021-01-15
    soldstatus $13,000

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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: $16,602
• − Mortgage interest: −$5,882
• − Property taxes: −$1,274
• − Insurance: −$525
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,055
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,938/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

+707.7% since first listed

9 events — show timeline

• 2026-05-28 Listed $105,000 MARIS as Distributed by MLS Grid
• 2026-01-12 Listed $105,000 MARIS as Distributed by MLS Grid
• 2024-03-27 Pending — MARIS as Distributed by MLS Grid
• 2024-03-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-03 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-04 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2023-08-18 Listed $114,900 MARIS as Distributed by MLS Grid
• 2021-08-25 Sold (Public Records) $428,598 Public Records
• 2021-01-15 Sold (Public Records) $13,000 Public Records

Property tax history

-0.2%/yr

Latest (2022): $1,274 · +1.5% YoY. Source: county tax records.