701 N 25th St · St. Joseph, MO 64506

$215,000

6 bd · 12.0 ba · 1,152 sqft · MultiFamily public records · 2 Days on market

Built 1912 6,098 sqft lot

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Why this score? — see what drove the C+ 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Turnkey investment opportunity on one of mid-town St. Joseph's most desirable streets! This fully occupied and income-producing triplex is ready to be added to your portfolio from day one. The main-level unit offers two bedrooms, two bathrooms, a blend of beautiful hardwood and durable vinyl flooring, and exclusive access to a basement garage with additional storage. Upstairs, two updated studio apartments feature fresh paint, luxury vinyl plank flooring, and utility-inclusive leases that appeal to tenants. With all three units currently rented, this property provides immediate cash flow while combining classic character, thoughtful updates, and a sought-after location. Opportunities to acq

Key facts

• Exclusive access
• Income producing
• Additional storage

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING
• EXCLUSIVE ACCESS
• ADDITIONAL STORAGE
• UPDATED STUDIO APARTMENTS
• SOUGHT AFTER LOCATION

Property features AI

Finance

• Other: Maintenance not provided
• Financial info: Operating expenses include electricity, property management, refuse collection, and water/sewer; Reported gross income: $2,450
• HOA & community: No association fees

Exterior

• Parking: Off-street and on-street parking available; Has garage (1 parking total reported)
• Security: No security details provided
• Utilities: Public water; Public sewer; Other utilities
• Home design: Two-story building; Frame construction; Composition roof; Zoned CITY
• Construction: Frame construction; Composition roof; Building age: 101 years or more
• Exterior features: Triplex residential income property; Lot approximately 6,098 square feet

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two-bedroom units (in building) and efficiency units
• Flooring: No flooring details provided
• Bathrooms: 2 bathrooms in two-bedroom unit type; 1 bathroom in each efficiency unit type
• Heating & cooling: Electric heating; Natural gas heating; Electric cooling
• Interior features: Basement present; Electric heating and cooling available; Natural gas heating available
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 10.5% 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 C — 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: 119 active listings in the ZIP; 70 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).
• At $2,626/mo this rent would consume 48% of the median local household income ($66k/yr) (locally 686% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Buchanan County population projected to shrink 6% 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 22y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

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 1912 — 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. 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 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: 1.22% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.8

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $13,255
• Equity at exit: $32,057

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $73,295
• Equity at exit: $18,589

Cash invested: $60,200 (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 64506

• Active inventory: 119
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $2,626 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $756

Break-even live

Break-even rent $1,669

Max offer price $215,000

Occupancy floor 66%

Sensitivity live

Price	-10% $878	-5% $817	+0% $756	+5% $695	+10% $634
Rent	-10% $549	-5% $652	+0% $756	+5% $860	+10% $964
Rate	-1.0pp $864	-0.5pp $811	base $756	+0.5pp $700	+1.0pp $644

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,625
Total (3 units)			$2,626

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $215,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $215,000 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: $1,216 · $101/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$869/yr (+$72/mo · 71.5%)

ⓘ 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 · 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: $31,512
• − Mortgage interest: −$12,043
• − Property taxes: −$1,216
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$6,255
• Taxable income: $5,881
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $7,662/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
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 21,461
• Household income: $65,573
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 686.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 6% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Vietnamese 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: ▼ -127.26%
• Current HPI: 186.0383
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• 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

+117.2% since first listed

31 events — show timeline

• 2026-06-17 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-17 Listed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $179,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-25 Listed $189,975 Heartland MLS as Distributed by MLS Grid
• 2024-10-23 Sold (Public Records) — Public Records
• 2024-09-28 Rental Removed $845 APPFOLIO
• 2024-08-03 Price Changed $845 APPFOLIO
• 2024-06-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-22 Listed for Rent $895 APPFOLIO
• 2024-06-20 Price Changed $214,900 Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-01 Price Changed $235,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-24 Price Changed $240,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-27 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-27 Rental Removed $700 APPFOLIO
• 2024-01-05 Listed for Rent $700 APPFOLIO
• 2023-08-14 Sold (Public Records) — Public Records
• 2021-11-30 Sold (Public Records) — Public Records
• 2007-04-02 Sold (Public Records) — Public Records
• 2005-04-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-02-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2004-11-24 Listed $94,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-06 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 1998-02-26 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,216 · +9.2% YoY. Source: county tax records.