318 E Miller St · Jefferson City, MO 65101

$169,900

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 15 Days on market

Built 1937 5,662 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment opportunity! Well-maintained duplex offering two fully rented units, each featuring 1 bedroom and 1 bathroom. This property has been cared for over the years and provides immediate rental income from day one. Tenants will appreciate the charm of the hardwood floors and functional floor plans. Whether you're looking to expand your investment portfolio or purchase your first income-producing property, this duplex is a fantastic opportunity. Affordable, income-generating properties like this don't come along often, schedule your showing today!

Key facts

• 5,662 sq ft lot
• Built 1937
• Listed 14 days

Property features AI

Finance

• Other: Property listed as residential income
• Financial info: Current rents reported: two units at $600 each, two units at $550 each

Exterior

• Parking: No garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Brick construction
• Construction: Brick exterior; 2,160 sq ft above grade finished area; 2,160 sq ft below grade finished area
• Exterior features: Public water; Public sewer; 0.13-acre lot

Interior

• Bedrooms: Four 1-bedroom units (unit sizes vary)
• Flooring: Wood
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Central air; Window unit(s); Natural gas heating
• Interior features: Wood flooring; Basement with walk-out access

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.7% 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.
• Market conditions: 189 active listings in the ZIP; 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $23,659
• Equity at exit: $25,333

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $86,388
• Equity at exit: $14,690

Cash invested: $47,572 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $804

Break-even live

Break-even rent $1,318

Max offer price $169,900

Occupancy floor 61%

Sensitivity live

Price	-10% $901	-5% $853	+0% $804	+5% $756	+10% $708
Rent	-10% $620	-5% $712	+0% $804	+5% $897	+10% $989
Rate	-1.0pp $890	-0.5pp $848	base $804	+0.5pp $760	+1.0pp $716

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,336
Total (2 units)			$2,336

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $169,900 Active 15 DOM
2. 2026-06-18
   days on market $169,900 Active 14 DOM
3. 2026-06-17
   days on market $169,900 Active 13 DOM
4. 2026-06-16
   days on market $169,900 Active 12 DOM
5. 2026-06-15
   days on market $169,900 Active 11 DOM
6. 2026-06-14
   days on market $169,900 Active 9 DOM
7. 2026-06-13
   days on market $169,900 Active 8 DOM
8. 2026-06-10
   days on market $169,900 Active 6 DOM
9. 2026-06-09
   days on market $169,900 Active 5 DOM
10. 2026-06-08
    days on market $169,900 Active 4 DOM
11. 2026-06-07
    days on market $169,900 Active 3 DOM
12. 2026-06-05
    remarks 557-char remark
13. 2026-06-05
    listed $169,900 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: $951 · $79/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$697/yr (+$58/mo · 73.4%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,032
• − Mortgage interest: −$9,517
• − Property taxes: −$951
• − Insurance: −$850
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$4,943
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $7,905/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

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

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 (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -86.16%
• Current HPI: 209.3832
• 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

1 event — show timeline

• 2026-06-04 Listed $169,900 JCMLS

Property tax history

+2.7%/yr

Latest (2025): $951 · +5.4% YoY. Source: county tax records.