1634 Starlite Dr · Jefferson City, MO 65109

$187,500

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 2 Days on market

Built 1979 9,583 sqft lot Est $198k · 5% under

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +9.9/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.5/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Big-ticket updates already done! Featuring a finished basement, new windows, newer siding and soffit, a roof approximately four years old, and a large fenced backyard on a spacious corner lot. Welcome home to this 3-bedroom, 1.5-bath property offering comfort, functionality, and peace of mind. The home features numerous updates throughout, including new windows, newer siding and soffit, new carpet in the bedrooms and finished basement, and the roof. The functional floor plan provides comfortable living spaces, while the finished basement adds valuable additional living space perfect for a family room, recreation area, home office, workout area, or hobby space. Outside, enjoy the large fence

Key facts

• Finished basement
• Newer siding
• Spacious corner lot

Tags

• FINISHED BASEMENT
• NEW WINDOWS
• NEWER SIDING
• LARGE FENCED BACKYARD
• SPACIOUS CORNER LOT

Property features AI

Exterior

• Parking: 1-car garage; Basement access from parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding construction; Built on a full foundation
• Exterior features: Deck; Fenced yard; Full walk-out basement

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric heating; Has cooling
• Interior features: Water softener (owned); No fireplace
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (23.4% below list).
• Recommended offer: $144k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarence Lawson Elem. (math 43% / reading 52%, grade D, #342 of 1,115 statewide, top 31%, 419 students, 53% FRL); Thomas Jefferson Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 957 students, 52% FRL); Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL).
• Market conditions: Rents rising fast (+10.2%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,692 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $198,150
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Westview Dr	0.14mi	3/1.0	1,362 (+3%)	8mo	$179,000	$131	82
1628 Starlite Dr	0.03mi	4/2.0 (+1)	1,281 (-3%)	12mo	$214,900	$168	75
5408 Bret Ct	0.14mi	3/2.0	1,402 (+6%)	6mo	$209,900	$150	74
1509 Fairlawn Ct	0.31mi	3/1.5	1,340 (+1%)	15mo	$229,900	$172	69
1513 Fairlawn Ct	0.31mi	3/1.5	1,251 (-5%)	13mo	$209,000	$167	64
1305 Mernie Dr	0.53mi	3/1.0	1,288 (-2%)	10mo	$179,000	$139	62
5124 Shady Ln	0.12mi	3/2.0	1,232 (-7%)	23mo	$190,000	$154	60
5501 S Brooks Dr	0.23mi	3/2.0	1,500 (+14%)	10mo	$219,000	$146	54
1401 Westview Dr	0.39mi	3/2.5	1,446 (+10%)	14mo	$199,900	$138	48
5428 Bret Ct	0.23mi	3/2.0	1,476 (+12%)	24mo	$186,000	$126	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-23,073
• Equity at exit: $27,957

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $13,897
• Equity at exit: $16,212

Cash invested: $52,500 (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 65109

• Home prices YoY: -29.2%
• Rents YoY: 10.2%
• Active inventory: 248
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-3

Break-even live

Break-even rent $1,441

Max offer price $186,921

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $50	+0% $-3	+5% $-56	+10% $-109
Rent	-10% $-117	-5% $-60	+0% $-3	+5% $53	+10% $110
Rate	-1.0pp $91	-0.5pp $44	base $-3	+0.5pp $-52	+1.0pp $-101

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5428 Bagnall Dr Jefferson City, MO	3.0	2.0	1394	$1,525	$1.09	45d	1	0.24mi
1043 Emily Ln Unit 1045 Jefferson City, MO	3.0	2.0	1450	$1,350	$0.93	23d	1	1.11mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $187,500 Pending 2 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $187,500 Active 1 DOM

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: +$894/yr (+$75/mo · 96.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,243
• − Mortgage interest: −$10,503
• − Property taxes: −$925
• − Insurance: −$938
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$5,455
• Taxable loss: −$3,335
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $761/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

Amenities A Commute A Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cole County · 41,145 people
• City population: 41,145
• Metro: Jefferson City, MO
• Population (ZIP): 41,145
• Household income: $74,694
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 984.0

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.14%
• Current HPI: 202.01
• Rent YoY: ▲ 10.19%
• Metro: Jefferson City, MO
• 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

1 event — show timeline

• 2026-06-09 Listed $187,500 JCMLS

Property tax history

+3.2%/yr

Latest (2025): $925 · +10.9% YoY. Source: county tax records.