1901 Mitchell Ave · St. Joseph, MO 64507

$75,000

3 bd · 2.0 ba · 768 sqft · SingleFamily public records · 245 Days on market

Built 1927 3,049 sqft lot $98/sqft · at area comps Est $120k · 38% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

Key facts

• Formal dining room
• Fenced yard
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• COVERED BACK PORCH
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 B — 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: 95 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1927 — 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: 1.23% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $120,059
• List price: $75,000
• Delta: -37.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Seneca St	0.23mi	3/1.0	825 (+7%)	8mo	$23,000	$28	67
1118 S 13th St	0.44mi	3/1.0	816 (+6%)	4mo	$119,000	$146	62
2005 Penn St	0.12mi	2/1.0 (-1)	832 (+8%)	13mo	$139,900	$168	61
717 S 17th St	0.40mi	2/1.0 (-1)	716 (-7%)	3mo	$114,500	$160	59
2003 S 17 St	0.47mi	3/2.0	829 (+8%)	16mo	$125,000	$151	52
808 S 23rd St	0.35mi	2/1.0 (-1)	850 (+11%)	8mo	$75,000	$88	50
2605 Renick St	0.43mi	2/1.0 (-1)	835 (+9%)	8mo	$105,000	$126	50
2418 Angelique St	0.64mi	3/1.0	800 (+4%)	15mo	$119,900	$150	46
1616 S 10th St	0.64mi	2/1.0 (-1)	835 (+9%)	4mo	$35,000	$42	44
1909 Doniphan Ave	0.31mi	2/1.0 (-1)	880 (+15%)	12mo	$129,900	$148	42
519 S 19th St	0.52mi	2/1.0 (-1)	696 (-9%)	12mo	$52,900	$76	41
2829 Penn St	0.75mi	2/1.0 (-1)	850 (+11%)	2mo	$144,900	$170	37

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $4,778
• Equity at exit: $11,183

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $25,901
• Equity at exit: $6,485

Cash invested: $21,000 (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 64507

• Active inventory: 95
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $266

Break-even live

Break-even rent $582

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	43d	1	0.53mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	43d	1	0.57mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.77mi
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	43d	1	0.83mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	43d	1	0.92mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	43d	1	0.96mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	43d	1	1.10mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	43d	1	1.24mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	43d	1	1.25mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	43d	1	1.45mi

Listing history 16 events

1. 2026-05-12
   status Pending 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

2. 2026-02-26
   price $75,000 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

3. 2026-02-08
   status Active 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

4. 2026-02-07
   historical 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

5. 2025-11-23
   price $80,000 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

6. 2025-10-22
   price $85,000 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

7. 2025-09-08
   listed $90,000 Active 308-char remark

   Show marketing remark (308 chars)

   Charming Corner-Lot Gem! This 3-bed, 2-bath single-family home features a spacious fenced yard, basement garage, and a cozy covered back porch—perfect for relaxing or entertaining. Enjoy meals in the formal dining room and the privacy of a quiet corner lot. Comfort, charm, and convenience all in one!

8. 2021-04-16
   soldstatus
9. 2020-06-11
   soldstatus Sold 233-char remark

   Show marketing remark (233 chars)

   Clean move-in ready 2 bedroom home sits on a corner lot. Home has spacious rooms, lots of storage, nice front porch, covered patio in back and yard is fenced with nice landscape. Kitchen stove and washer/dryer stay. Call soon to see.

10. 2020-06-01
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Clean move-in ready 2 bedroom home sits on a corner lot. Home has spacious rooms, lots of storage, nice front porch, covered patio in back and yard is fenced with nice landscape. Kitchen stove and washer/dryer stay. Call soon to see.

11. 2020-05-26
    listed $44,900 Active 233-char remark

    Show marketing remark (233 chars)

    Clean move-in ready 2 bedroom home sits on a corner lot. Home has spacious rooms, lots of storage, nice front porch, covered patio in back and yard is fenced with nice landscape. Kitchen stove and washer/dryer stay. Call soon to see.

12. 2014-06-20
    soldstatus
13. 2014-06-17
    soldstatus
14. 2013-10-16
    listed $39,900
15. 2009-12-31
    soldstatus
16. 1994-01-24
    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: $424 · $35/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$304/yr (+$25/mo · 71.8%)

ⓘ 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: $11,028
• − Mortgage interest: −$4,201
• − Property taxes: −$424
• − Insurance: −$375
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$2,182
• Taxable income: $2,082
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,694/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): 14,159

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 (81%)
• Race & ethnicity: White 81% Black 8% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -121.49%
• Current HPI: 165.1511
• 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

+88.0% since first listed

16 events — show timeline

• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-08 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2021-04-16 Sold (Public Records) — Public Records
• 2020-06-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-06-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-05-26 Listed $44,900 Heartland MLS as Distributed by MLS Grid
• 2014-06-20 Sold (Public Records) — Public Records
• 2014-06-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-10-16 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2009-12-31 Sold (Public Records) — Public Records
• 1994-01-24 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $424 · +6.5% YoY. Source: county tax records.