1006 W Cliff St · St. Joseph, MO 64504

$85,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 180 Days on market

Built 1922 5,662 sqft lot $89/sqft · 14% above area Est $75k · 14% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

Key facts

• Real hardwood floors
• Ample cabinetry
• 5,662 sq ft lot

Tags

• REAL HARDWOOD FLOORS
• AMPLE CABINETRY
• DIRECT ACCESS TO BACKYARD
• LARGE FULLY USABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 54 active listings in the ZIP; 1 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $14k (14%) 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: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $74,839
• List price: $85,000
• Delta: 13.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6425 Eureka St	0.04mi	2/2.0	1,008 (+5%)	3mo	$138,000	$137	84
6620 Carnegie St	0.48mi	2/1.0	962 (+0%)	4mo	$94,900	$99	74
6201 Brown St	0.32mi	2/1.0	888 (-8%)	7mo	$139,900	$158	67
212 Ohio St	0.71mi	2/1.0	940 (-2%)	2mo	$90,000	$96	62
501 Ohio St	0.56mi	2/1.0	904 (-6%)	3mo	$80,000	$88	62
6408 Sherman St	0.25mi	3/1.0 (+1)	1,082 (+13%)	3mo	$68,000	$63	60
6620 Vancil Pkwy	0.59mi	2/1.0	1,038 (+8%)	2mo	$150,000	$145	57
510-512 Ohio St	0.53mi	2/1.0	1,064 (+11%)	2mo	$129,900	$122	55
224 W Hyde Park Ave	0.56mi	2/1.0	840 (-12%)	1mo	$68,000	$81	52
6644 Grant St	0.39mi	2/1.0	1,100 (+15%)	8mo	$130,000	$118	51
323 W Hyde Park Ave	0.49mi	3/1.0 (+1)	1,076 (+12%)	4mo	$164,950	$153	49
7027 Ollmeda St	0.65mi	2/1.0	1,070 (+12%)	6mo	$134,900	$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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,914
• Equity at exit: $12,674

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $23,966
• Equity at exit: $7,349

Cash invested: $23,800 (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 64504

• Active inventory: 54
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $262

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5206 King Hill Ave Unit C St Joseph, MO	2.0	1.0	1122	$1,000	$0.89	43d	1	1.07mi

Listing history 25 events

1. 2026-04-02
   price $85,000 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

2. 2026-03-17
   price $89,760 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

3. 2026-01-28
   price $91,200 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

4. 2026-01-06
   price $96,000 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

5. 2025-12-09
   price $98,000 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

6. 2025-11-21
   listed $99,000 Active 842-char remark

   Show marketing remark (842 chars)

   Welcome to this beautifully maintained 2-bedroom, 1-bathroom home featuring real hardwood floors flowing seamlessly throughout the living room, kitchen, and both bedrooms. The bright, open living space offers plenty of natural light and a warm, inviting atmosphere. The kitchen provides ample cabinetry, efficient layout, and direct access to the backyard—perfect for everyday convenience and entertaining. Both bedrooms are generously sized, and the full bathroom has been well cared for with classic finishes. Step outside to a large, fully usable backyard offering endless possibilities—gardening, outdoor dining, or a future expansion. With its combination of character, comfort, and outdoor space, this home is an ideal choice for first-time buyers, downsizers, or anyone seeking a well-kept property in a quiet neighborhood.

7. 2024-07-29
   historical
8. 2024-07-03
   price $86,947
9. 2024-06-20
   price $89,900
10. 2024-06-05
    listed $99,900 Active
11. 2024-05-01
    historical
12. 2024-04-18
    price $99,750
13. 2024-04-11
    listed $135,000 Active
14. 2023-11-04
    historical $900
15. 2023-10-21
    listed $900
16. 2023-09-05
    soldstatus
17. 2023-05-17
    soldstatus
18. 2023-05-16
    soldstatus Closed
19. 2023-04-16
    status Pending
20. 2023-04-11
    status Active
21. 2023-03-28
    status Pending
22. 2023-03-13
    listed $84,976 Active
23. 2020-11-19
    soldstatus
24. 2010-01-13
    soldstatus
25. 2004-05-10
    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: $558 · $46/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$267/yr (+$22/mo · 47.8%)

ⓘ 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 (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $12,000
• − Mortgage interest: −$4,761
• − Property taxes: −$558
• − Insurance: −$425
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,473
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,701/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): 10,286

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -100.84%
• Current HPI: 149.9895
• 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

+0.0% since first listed

25 events — show timeline

• 2026-04-02 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $89,760 Heartland MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $91,200 Heartland MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $96,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $98,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-03 Price Changed $86,947 Heartland MLS as Distributed by MLS Grid
• 2024-06-20 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2024-06-05 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2024-05-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-18 Price Changed $99,750 Heartland MLS as Distributed by MLS Grid
• 2024-04-11 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-04 Rental Removed $900 APPFOLIO
• 2023-10-21 Listed for Rent $900 APPFOLIO
• 2023-09-05 Sold (Public Records) — Public Records
• 2023-05-17 Sold (Public Records) — Public Records
• 2023-05-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-03-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-13 Listed $84,976 Heartland MLS as Distributed by MLS Grid
• 2020-11-19 Sold (Public Records) — Public Records
• 2010-01-13 Sold (Public Records) — Public Records
• 2004-05-10 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $558 · +5.9% YoY. Source: county tax records.