5316 Janet Ave · Jennings, MO 63136

$54,000

2 bd · 1.0 ba · 592 sqft · SingleFamily public records · 40 Days on market

Built 1922 4,225 sqft lot $91/sqft · 43% above area Est $38k · 43% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

2 bed 1 bath property part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086218, and 19086197 GREAT START FOR A PORTFOLIO.

Key facts

• Newer flooring
• Newer roof
• Unfinished basement

Tags

• NEWER ROOF
• REFRESHED BATHROOM
• NEWER FLOORING
• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• LARGE LEVEL LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Owner by contract
• Construction: Block construction; Shingle roof; Block foundation; Built year per public records
• Exterior features: Front porch; Chain link fencing; Level lot

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric forced-air heating; Window air conditioning units
• Interior features: Gas oven; Refrigerator; Block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 12.0% 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: 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); 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% 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 $2k of equity ($373 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1922 — 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: 1.92% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.71%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $37,648
• List price: $54,000
• Delta: 43.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7028 Dawson Pl	0.15mi	1/— (-1)	602 (+2%)	15mo	$29,999	$50	72
5612 Janet Ave	0.48mi	1/1.0 (-1)	560 (-5%)	7mo	$19,900	$36	58
5635 Hodiamont Ave	0.55mi	2/1.0	580 (-2%)	18mo	$39,900	$69	56
5314 Hamilton Ave	0.19mi	2/1.0	660 (+12%)	22mo	$60,000	$91	54
6342 Lena Ave	0.52mi	2/1.0	678 (+14%)	2mo	$40,000	$59	50
6062 Thekla	0.59mi	1/1.0 (-1)	640 (+8%)	15mo	$36,000	$56	41
6340 Lena Ave	0.52mi	2/1.0	648 (+10%)	23mo	$64,900	$100	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: 46.0%
• Equity multiple: 3.72×
• Total profit: $41,149
• Equity at exit: $26,719

10-year hold

• IRR: 45.9%
• Equity multiple: 7.92×
• Total profit: $104,648
• Equity at exit: $43,182

Cash invested: $15,120 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$283
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $475

Break-even live

Break-even rent $434

Max offer price $54,000

Occupancy floor 49%

Sensitivity live

Price	-10% $506	-5% $490	+0% $475	+5% $460	+10% $445
Rent	-10% $393	-5% $434	+0% $475	+5% $516	+10% $557
Rate	-1.0pp $502	-0.5pp $489	base $475	+0.5pp $461	+1.0pp $447

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7024 Idlewild Ave Saint Louis, MO	2.0	1.0	588	$995	$1.69	45d	1	0.20mi
5635 Hodiamont Ave Saint Louis, MO	2.0	1.0	580	$899	$1.55	21d	1	0.55mi
7142 Lamont Dr Saint Louis, MO	2.0	1.0	750	$1,100	$1.47	19d	1	0.75mi
8344 Eton Pl Saint Louis, MO	2.0	1.0	750	$895	$1.19	5d	1	0.99mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	0d	1	1.00mi
8347 Eton Pl Saint Louis, MO	2.0	1.0	750	$1,075	$1.43	45d	1	1.00mi
4719 Plover Ave Saint Louis, MO	2.0	1.0	744	$995	$1.34	6d	1	1.01mi
5600 Gatesworth Ave Saint Louis, MO	2.0	1.0	672	$1,095	$1.63	6d	1	1.04mi
7516 Chandler Ave Saint Louis, MO	1.0	1.0	728	$1,000	$1.37	45d	1	1.19mi
4935 Alcott Ave Saint Louis, MO	3.0	1.0	680	$705	$1.04	17d	1	1.32mi

Listing history 28 events

1. 2026-06-21
   days on market $54,000 Active 40 DOM
2. 2026-06-18
   days on market $54,000 Active 37 DOM
3. 2026-06-17
   days on market $54,000 Active 36 DOM
4. 2026-06-16
   days on market $54,000 Active 35 DOM
5. 2026-06-15
   days on market $54,000 Active 34 DOM
6. 2026-06-13
   days on market $54,000 Active 32 DOM
7. 2026-06-09
   days on market $54,000 Active 28 DOM
8. 2026-06-08
   days on market $54,000 Active 27 DOM
9. 2026-06-07
   pricedays on market $54,000 Active 26 DOM
10. 2026-06-03
    days on market $59,000 Active 22 DOM
11. 2026-06-02
    days on market $59,000 Active 21 DOM
12. 2026-06-01
    days on market $59,000 Active 20 DOM
13. 2026-05-31
    days on market $59,000 Active 19 DOM
14. 2026-05-12
    listed $59,000 Active 830-char remark
15. 2025-09-06
    price $69,900
16. 2025-08-23
    historical $1,190
17. 2025-07-24
    listed $1,190
18. 2025-07-11
    listed $75,000 Active
19. 2022-10-25
    soldstatus $83,000
20. 2020-02-24
    soldstatus $86,000
21. 2020-02-12
    soldstatus Closed

    Show marketing remark (154 chars)

    2 bed 1 bath property part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086218, and 19086197 GREAT START FOR A PORTFOLIO.

22. 2020-01-24
    status Pending

    Show marketing remark (154 chars)

    2 bed 1 bath property part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086218, and 19086197 GREAT START FOR A PORTFOLIO.

23. 2019-12-31
    price $26,000

    Show marketing remark (154 chars)

    2 bed 1 bath property part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086218, and 19086197 GREAT START FOR A PORTFOLIO.

24. 2019-11-26
    listed $28,000 Active

    Show marketing remark (154 chars)

    2 bed 1 bath property part of a 4 unit package. FOUR UNITS CAN BE PURCHASED FOR $94,000, MLS 19086343, 19086218, and 19086197 GREAT START FOR A PORTFOLIO.

25. 2003-06-24
    soldstatus $36,500
26. 2003-01-29
    soldstatus $12,000
27. 2003-01-29
    soldstatus $15,100
28. 2001-10-10
    soldstatus $50,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$82/yr (+$7/mo · 18.5%)

ⓘ 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: $12,421
• − Mortgage interest: −$3,025
• − Property taxes: −$442
• − Insurance: −$270
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,571
• Taxable income: $5,126
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,472/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

+8.0% since first listed

16 events — show timeline

• 2026-06-04 Price Changed $54,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $59,000 MARIS as Distributed by MLS Grid
• 2025-09-06 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-08-23 Rental Removed $1,190 TURBOTENANT
• 2025-07-24 Listed for Rent $1,190 TURBOTENANT
• 2025-07-11 Listed $75,000 MARIS as Distributed by MLS Grid
• 2022-10-25 Sold (Public Records) $83,000 Public Records
• 2020-02-24 Sold (Public Records) $86,000 Public Records
• 2020-02-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-01-24 Pending — MARIS as Distributed by MLS Grid
• 2019-12-31 Price Changed $26,000 MARIS as Distributed by MLS Grid
• 2019-11-26 Listed $28,000 MARIS as Distributed by MLS Grid
• 2003-06-24 Sold (Public Records) $36,500 Public Records
• 2003-01-29 Sold (Public Records) $15,100 Public Records
• 2003-01-29 Sold (Public Records) $12,000 Public Records
• 2001-10-10 Sold (Public Records) $50,000 Public Records

Property tax history

-3.3%/yr

Latest (2022): $442 · +1.5% YoY. Source: county tax records.