1012 Logan St · St. Joseph, MO 64505

$139,900

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 64 Days on market

Built 1927 6,400 sqft lot $127/sqft · 33% above area Est $131k · 7% over ↓ 10% since listing

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Why this score? — see what drove the F 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 +7.3/30.0
• ARV discount +4.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

Key facts

• Private backyard
• Full basement
• Built in benches

Tags

• NORTH PART OF ST JOSEPH
• WALK OUT COVERED DECK
• BUILT IN BENCHES
• PRIVATE BACKYARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (39.2% below list).
• Recommended offer: $85k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: 126 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 $967 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 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) 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 $85,000 (39.2% 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 64 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 13.7

CMA / ARV

• ARV (median comp): $131,158
• List price: $139,900
• Delta: 6.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3029 N 3rd St	0.50mi	3/1.0	1,092 (-1%)	4mo	$215,000	$197	68
709 Randolph St	0.17mi	4/2.0 (+1)	1,200 (+9%)	11mo	$189,900	$158	63
2915 Saint Joseph Ave	0.25mi	2/1.0 (-1)	1,040 (-6%)	10mo	$110,000	$106	62
3004 Burnside Ave	0.23mi	2/2.0 (-1)	974 (-12%)	7mo	$120,900	$124	59
3013 N 9th St	0.19mi	2/1.0 (-1)	946 (-14%)	6mo	$99,900	$106	54
618 Green St	0.23mi	2/1.0 (-1)	1,000 (-9%)	16mo	$89,900	$90	52
2427 Saint Joseph Ave	0.58mi	2/1.5 (-1)	1,080 (-2%)	14mo	$89,900	$83	52
1513 4th Ave	0.57mi	3/1.0	1,051 (-4%)	14mo	$129,900	$124	51
1101 Myrtle Ave	0.39mi	2/1.5 (-1)	1,249 (+14%)	3mo	$350,000	$280	50
2521 Essex St	0.62mi	3/1.0	1,008 (-8%)	5mo	$155,000	$154	49
501 Shady Ave	0.55mi	3/1.5	1,200 (+9%)	10mo	$49,000	$41	48
1205 6th Ave	0.39mi	2/1.0 (-1)	960 (-13%)	7mo	$65,000	$68	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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-34,421
• Equity at exit: $20,860

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-45,259
• Equity at exit: $12,096

Cash invested: $39,172 (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 64505

• Active inventory: 126
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-184

Break-even live

Break-even rent $1,082

Max offer price $107,462

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-144	+0% $-184	+5% $-223	+10% $-263
Rent	-10% $-251	-5% $-217	+0% $-184	+5% $-150	+10% $-116
Rate	-1.0pp $-113	-0.5pp $-148	base $-184	+0.5pp $-220	+1.0pp $-257

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	45d	1	1.22mi

Listing history 6 events

1. 2026-05-06
   status Pending 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

2. 2026-04-29
   status Active 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

3. 2026-04-23
   status Pending 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

4. 2026-03-27
   price $139,900 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

5. 2026-03-20
   price $149,900 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

6. 2026-02-26
   listed $154,900 Active 639-char remark

   Show marketing remark (639 chars)

   Charming Home located in the North part of St. Joseph! Minutes away from the North Shops and Restaurants! 3 Bedrooms-2 Full Baths- The Kitchen you would want to live in- Full French Doors to Walk out Covered Deck with built in benches leading to the Backyard! Beautiful foyer- curved archways - Bay window in Formal Dining Room! Beautiful Angelic Painting in Formal Dining Room by Sherry Crawford! Cherry wood cabinets in kitchen! Built in dishwasher and electric range! Full basement with concrete floors and concrete wall in very good condition! Private backyard! Owner occupied for 69 + years! New roof on front porch and garage !!!!

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$599/yr (+$50/mo · 79.0%)

ⓘ 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: $10,200
• − Mortgage interest: −$7,837
• − Property taxes: −$758
• − Insurance: −$700
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$4,070
• Taxable loss: −$4,796
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $-1,052/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): 13,875

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% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 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: ▼ -139.45%
• Current HPI: 207.1403
• 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

-9.7% since first listed

6 events — show timeline

• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $154,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $758 · +1.6% YoY. Source: county tax records.