2810 Oak St · St. Joseph, MO 64503

$79,000

2 bd · 1.5 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1921 7,405 sqft lot Est $134k · 41% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• 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

2 bedrooms and a full bath in the main level with 2 bedrooms and a 1/2 bath in the basement. Large driveway next to home for off street parking. Home needs remodel, the electrical wires has been stripped. Selling as is.

Key facts

• Large driveway
• Off street parking
• 7,405 sq ft lot

Tags

• LARGE DRIVEWAY
• OFF STREET PARKING

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Above-grade finished living area reported as 936 (source: public records); Seller provides warranty
• HOA & community: No association fees; Maintenance not provided by community

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; One or more stories (exact count not provided); Entry level not specified; Facing direction not specified
• Construction: Vinyl siding; Composition roof; Built approximately 76–100 years ago
• Exterior features: Public water; Public sewer; Located inside city limits; Directions: South on 28th Street, left on Oak; home is on the right

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Cooling system (type listed as Other)
• Interior features: Bungalow floor plan; Walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $79k).
• Cap rate 9.9% 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: 89 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $546 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $133,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Oak St	0.00mi	2/1.5	936 (0%)	0mo	$79,000	$84	100
2301 Atchison St	0.50mi	2/1.0	914 (-2%)	2mo	$144,900	$159	69
3220 Pickett Rd	0.59mi	2/1.0	928 (-1%)	3mo	$144,900	$156	66
2702 S 28th St	0.18mi	2/2.0	1,052 (+12%)	11mo	$150,000	$143	60
2220 Sycamore Ct	0.52mi	3/1.0 (+1)	900 (-4%)	8mo	$119,900	$133	56
2812 Doniphan Ave	0.48mi	3/1.0 (+1)	996 (+6%)	7mo	$134,700	$135	54
2705 Monterey St	0.65mi	2/1.0	959 (+2%)	13mo	$139,900	$146	52
2613 Monterey St	0.68mi	3/2.0 (+1)	934 (-0%)	12mo	$159,900	$171	51
2820 S 24th St	0.54mi	2/1.0	844 (-10%)	10mo	$125,000	$148	48
2510 S 19th St	0.74mi	2/1.0	863 (-8%)	6mo	$42,000	$49	46
2712 Monterey St	0.62mi	2/1.0	1,041 (+11%)	14mo	$148,500	$143	39
2314 S 19th St	0.74mi	2/1.0	1,064 (+14%)	11mo	$79,000	$74	32

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,348
• Equity at exit: $11,779

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $21,531
• Equity at exit: $6,830

Cash invested: $22,120 (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 64503

• Active inventory: 89
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $238

Break-even live

Break-even rent $646

Max offer price $79,000

Occupancy floor 70%

Sensitivity live

Price	-10% $283	-5% $260	+0% $238	+5% $216	+10% $193
Rent	-10% $163	-5% $201	+0% $238	+5% $275	+10% $313
Rate	-1.0pp $278	-0.5pp $258	base $238	+0.5pp $218	+1.0pp $197

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 S 35th St St Joseph, MO	2.0	1.0	782	$925	$1.18	3d	3	1.01mi
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	44d	1	1.27mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	44d	1	1.40mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	44d	1	1.44mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $79,000 Active
3. 2004-02-04
   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: $755 · $63/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$11/yr (+$1/mo · 1.5%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,364
• − Mortgage interest: −$4,425
• − Property taxes: −$755
• − Insurance: −$395
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,298
• Taxable income: $1,672
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,455/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): 11,921

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -128.03%
• Current HPI: 185.3921
• 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

3 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2004-02-04 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $755 · +5.8% YoY. Source: county tax records.