912 S 14th St · St. Joseph, MO 64503

$120,000

4 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 40 Days on market

Built 1902 5,662 sqft lot Est $131k · 8% 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 +17.1/30.0
• ARV discount +11.2/15.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful woodwork, stained glass, fireplace, formal dining room and wood floors in this 4 Bedroom, 2 Bath home. Roof is about 10-12 years old. Property rehabbed by city of St. Joseph about 15 years ago. Could be single family or easily converted to a duplex with upper level apartment. Zoned R4. With a little TLC, handy work and imagination. .. you would have a showcase of a house! 2 car detached garage, could be a 3 car garage by removing a fence section and adding a garage door. Appliances are negotiable.

Key facts

• Formal dining room
• Stained glass
• Original woodwork

Tags

• ORIGINAL WOODWORK
• STAINED GLASS
• FIREPLACE
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• RECENTLY RENOVATED BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $83 ($994/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (12.1% below list).
• Recommended offer: $105k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in St. Joseph — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Joseph (urban): math 28% / reading 38% proficiency, ranked #241 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 70 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Buchanan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,428 (12.1% 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 12% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $130,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 Sacramento St	0.35mi	3/1.0 (-1)	1,056 (-1%)	12mo	$144,900	$137	63
909 S 16th St	0.16mi	3/2.0 (-1)	1,144 (+8%)	14mo	$127,500	$111	63
1607 S 14th St	0.45mi	3/1.5 (-1)	1,134 (+7%)	1mo	$133,900	$118	60
1336 S 17th St	0.37mi	3/1.0 (-1)	1,156 (+9%)	2mo	$144,900	$125	58
2101 Penn St	0.50mi	3/1.0 (-1)	988 (-7%)	2mo	$134,900	$137	55
2215 Lafayette St	0.55mi	3/1.0 (-1)	1,016 (-4%)	7mo	$124,900	$123	52
214 S 18th St	0.54mi	3/1.5 (-1)	1,000 (-6%)	8mo	$155,000	$155	51
1019 Charles St	0.50mi	3/3.0 (-1)	1,160 (+9%)	4mo	$174,000	$150	49
1319 S 22nd St	0.60mi	3/1.0 (-1)	1,176 (+10%)	0mo	$114,900	$98	45
1221 Felix St	0.58mi	3/1.0 (-1)	1,172 (+10%)	3mo	$114,900	$98	44
1319 S 24th St	0.73mi	3/1.0 (-1)	1,132 (+6%)	6mo	$134,900	$119	41
826 S 24th St	0.64mi	3/1.0 (-1)	1,200 (+13%)	14mo	$139,900	$117	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-14,204
• Equity at exit: $17,892

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,711
• Equity at exit: $10,375

Cash invested: $33,600 (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 64503

• Active inventory: 89
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $83

Break-even live

Break-even rent $949

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.47mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	43d	1	0.84mi

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-04-18
   price $120,000
3. 2026-03-17
   listed $124,900 Active
4. 2018-01-30
   soldstatus
5. 2018-01-29
   soldstatus 512-char remark

   Show marketing remark (512 chars)

   Beautiful woodwork, stained glass, fireplace, formal dining room and wood floors in this 4 Bedroom, 2 Bath home. Roof is about 10-12 years old. Property rehabbed by city of St. Joseph about 15 years ago. Could be single family or easily converted to a duplex with upper level apartment. Zoned R4. With a little TLC, handy work and imagination. .. you would have a showcase of a house! 2 car detached garage, could be a 3 car garage by removing a fence section and adding a garage door. Appliances are negotiable.

6. 2017-07-08
   listed $35,000 512-char remark

   Show marketing remark (512 chars)

   Beautiful woodwork, stained glass, fireplace, formal dining room and wood floors in this 4 Bedroom, 2 Bath home. Roof is about 10-12 years old. Property rehabbed by city of St. Joseph about 15 years ago. Could be single family or easily converted to a duplex with upper level apartment. Zoned R4. With a little TLC, handy work and imagination. .. you would have a showcase of a house! 2 car detached garage, could be a 3 car garage by removing a fence section and adding a garage door. Appliances are negotiable.

7. 2011-03-29
   soldstatus
8. 2011-03-24
   soldstatus 183-char remark

   Show marketing remark (183 chars)

   Sale of property subject to short sale. Awesome woodwork, stained galss, fireplace and wood floors. Could be duplex or single family home. Property rehabed by city about 10 years ago.

9. 2010-07-08
   listed $30,000 183-char remark

   Show marketing remark (183 chars)

   Sale of property subject to short sale. Awesome woodwork, stained galss, fireplace and wood floors. Could be duplex or single family home. Property rehabed by city about 10 years ago.

10. 1999-07-14
    soldstatus

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$315/yr (+$26/mo · 37.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,651
• − Mortgage interest: −$6,722
• − Property taxes: −$849
• − Insurance: −$600
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,491
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,242/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: St. Joseph
• NCES district ID: 2927060
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $43,007
• Composite: 27.99/100
• National rank: #6853
• State rank: #241 of 324 in MO

Livability — St. Joseph

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Joseph, MO
• City population: 44,382
• Population (ZIP): 11,921

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 89,041 people
• By 2030: 88,401 · -0.7%
• By 2040: 86,220 · -3.2%
• By 2050: 83,603 · -6.1%
• By 2075: 76,750 · -13.8%
• By 2100: 67,623 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.0) · D 35.2% · R 63.3% · Other 1.5%
• 2008→2024 swing: -28.2pp toward R · 2008: 0.1pp · 2024: -28.0pp
• All cycles: 2024: R+28.0 2020: R+24.6 2016: R+26.2 2012: R+8.7 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.03%
• Current HPI: 185.3921
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

10 events — show timeline

• 2026-04-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2018-01-30 Sold (Public Records) — Public Records
• 2018-01-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-08 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2011-03-29 Sold (Public Records) — Public Records
• 2011-03-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-07-08 Listed $30,000 Heartland MLS as Distributed by MLS Grid
• 1999-07-14 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $849 · +4.1% YoY. Source: county tax records.