712 Francis St Unit A · St. Joseph, MO 64501

$142,500

2 bd · 2.0 ba · 1,260 sqft · Condo public records · 283 Days on market

Built 1910 $113/sqft · 40% above area Est $194k · 27% under $35/mo HOA · 4% of rent ↓ 16% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Downtown St. Joseph loft living with fresh updates and unique character! This 3-bedroom, 2-bath apartment, blends modern touches with historic charm. Step into a bright foyer or sitting area wrapped in windows—perfect for relaxing or welcoming guests. Off to the side, a versatile flex room makes a great home office, mudroom, or drop zone. Brand new carpet and fresh paint throughout the main level set the stage for the spacious, open-concept living room and kitchen, complete with a full bath and soaring ceilings. A unique upper-level loft overlooks the main floor—ideal for a toy room, teen hangout, art studio, or cozy library. Downstairs, all three bedrooms and a second full bath offer privacy and comfort, including a standout bedroom featuring an exposed brick wall for added character. Laundry area access is also located on the lower level. Just steps from shops, restaurants, and all that downtown St. Joe has to offer!

Key facts

• $35 HOA
• Built 1910
• Listed 282 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (35.9% below list).
• Recommended offer: $91k (35.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Robidoux Middle (math 19% / reading 28%, grade F, #328 of 391 statewide, top 84%, 390 students, 99% FRL); Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $985 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 283 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,279 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 13.0

CMA / ARV

• ARV (median comp): $194,092
• List price: $142,500
• Delta: -26.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.1%
• Equity multiple: 0.15×
• Total profit: $-33,982
• Equity at exit: $21,247

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-43,735
• Equity at exit: $12,321

Cash invested: $39,900 (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 64501

• Active inventory: 97
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $913 high
• Mortgage (P&I): −$747
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$59
• HOA: −$35
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-170

Break-even live

Break-even rent $1,128

Max offer price $112,414

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-130	+0% $-170	+5% $-211	+10% $-251
Rent	-10% $-242	-5% $-206	+0% $-170	+5% $-134	+10% $-98
Rate	-1.0pp $-99	-0.5pp $-134	base $-170	+0.5pp $-207	+1.0pp $-245

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	45d	1	0.29mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	45d	1	0.41mi
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	45d	1	0.85mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	45d	1	0.85mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	45d	1	1.06mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	45d	1	1.20mi

HOA detail condo

• Monthly dues: $35 · $420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $142,500 Active 283 DOM
2. 2026-06-18
   days on market $142,500 Active 282 DOM
3. 2026-06-17
   days on market $142,500 Active 281 DOM
4. 2026-06-16
   days on market $142,500 Active 280 DOM
5. 2026-06-15
   days on market $142,500 Active 279 DOM
6. 2026-06-14
   days on market $142,500 Active 277 DOM
7. 2026-06-12
   days on market $142,500 Active 276 DOM
8. 2026-06-09
   days on market $142,500 Active 273 DOM
9. 2026-06-08
   days on market $142,500 Active 272 DOM
10. 2026-06-07
    days on market $142,500 Active 271 DOM
11. 2026-06-03
    days on market $142,500 Active 267 DOM
12. 2026-06-02
    days on market $142,500 Active 266 DOM
13. 2026-06-01
    days on market $142,500 Active 265 DOM
14. 2026-05-31
    days on market $142,500 Active 264 DOM
15. 2026-05-30
    days on market $142,500 Active 263 DOM
16. 2026-04-02
    status Active 944-char remark

    Show marketing remark (944 chars)

    Downtown St. Joseph loft living with fresh updates and unique character! This 3-bedroom, 2-bath apartment, blends modern touches with historic charm. Step into a bright foyer or sitting area wrapped in windows—perfect for relaxing or welcoming guests. Off to the side, a versatile flex room makes a great home office, mudroom, or drop zone. Brand new carpet and fresh paint throughout the main level set the stage for the spacious, open-concept living room and kitchen, complete with a full bath and soaring ceilings. A unique upper-level loft overlooks the main floor—ideal for a toy room, teen hangout, art studio, or cozy library. Downstairs, all three bedrooms and a second full bath offer privacy and comfort, including a standout bedroom featuring an exposed brick wall for added character. Laundry area access is also located on the lower level. Just steps from shops, restaurants, and all that downtown St. Joe has to offer!

17. 2026-02-06
    status Pending 944-char remark

    Show marketing remark (944 chars)

    Downtown St. Joseph loft living with fresh updates and unique character! This 3-bedroom, 2-bath apartment, blends modern touches with historic charm. Step into a bright foyer or sitting area wrapped in windows—perfect for relaxing or welcoming guests. Off to the side, a versatile flex room makes a great home office, mudroom, or drop zone. Brand new carpet and fresh paint throughout the main level set the stage for the spacious, open-concept living room and kitchen, complete with a full bath and soaring ceilings. A unique upper-level loft overlooks the main floor—ideal for a toy room, teen hangout, art studio, or cozy library. Downstairs, all three bedrooms and a second full bath offer privacy and comfort, including a standout bedroom featuring an exposed brick wall for added character. Laundry area access is also located on the lower level. Just steps from shops, restaurants, and all that downtown St. Joe has to offer!

18. 2025-12-22
    price $142,500 944-char remark

    Show marketing remark (944 chars)

    Downtown St. Joseph loft living with fresh updates and unique character! This 3-bedroom, 2-bath apartment, blends modern touches with historic charm. Step into a bright foyer or sitting area wrapped in windows—perfect for relaxing or welcoming guests. Off to the side, a versatile flex room makes a great home office, mudroom, or drop zone. Brand new carpet and fresh paint throughout the main level set the stage for the spacious, open-concept living room and kitchen, complete with a full bath and soaring ceilings. A unique upper-level loft overlooks the main floor—ideal for a toy room, teen hangout, art studio, or cozy library. Downstairs, all three bedrooms and a second full bath offer privacy and comfort, including a standout bedroom featuring an exposed brick wall for added character. Laundry area access is also located on the lower level. Just steps from shops, restaurants, and all that downtown St. Joe has to offer!

19. 2025-07-17
    listed $149,900 Active 944-char remark

    Show marketing remark (944 chars)

    Downtown St. Joseph loft living with fresh updates and unique character! This 3-bedroom, 2-bath apartment, blends modern touches with historic charm. Step into a bright foyer or sitting area wrapped in windows—perfect for relaxing or welcoming guests. Off to the side, a versatile flex room makes a great home office, mudroom, or drop zone. Brand new carpet and fresh paint throughout the main level set the stage for the spacious, open-concept living room and kitchen, complete with a full bath and soaring ceilings. A unique upper-level loft overlooks the main floor—ideal for a toy room, teen hangout, art studio, or cozy library. Downstairs, all three bedrooms and a second full bath offer privacy and comfort, including a standout bedroom featuring an exposed brick wall for added character. Laundry area access is also located on the lower level. Just steps from shops, restaurants, and all that downtown St. Joe has to offer!

20. 2024-03-26
    historical
21. 2023-08-22
    listed $169,900 Active
22. 2011-11-10
    soldstatus
23. 1996-12-31
    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: $597 · $50/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$785/yr (+$65/mo · 131.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $10,953
• − Mortgage interest: −$7,982
• − Property taxes: −$597
• − Insurance: −$712
• − Repairs & maintenance: −$876
• − Management: −$876
• − HOA: −$420
• − Depreciation: −$4,145
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-926/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): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 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: ▼ -150.20%
• Current HPI: 157.8706
• 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

-16.1% since first listed

8 events — show timeline

• 2026-04-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $142,500 Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-22 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2011-11-10 Sold (Public Records) — Public Records
• 1996-12-31 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $597 · +7.2% YoY. Source: county tax records.