505 Virginia St · St. Joseph, MO 64504

$105,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 233 Days on market

Built 1912 4,356 sqft lot $115/sqft · at area comps Est $107k · at est. ↓ 19% since listing

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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 +22.0/30.0
• ARV discount +8.2/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• 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

Take a look at this move in ready home with an open floor plan, main floor laundry, fenced yard & detached garage on a level lot. New vinyl siding, new furnace, new roof, fresh paint & new flooring. Enclosed front porch.

Key facts

• Open floor plan
• Fenced yard
• Main floor laundry

Tags

• OPEN FLOOR PLAN
• MAIN FLOOR LAUNDRY
• FENCED YARD
• DETACHED GARAGE
• LEVEL LOT
• NEW VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (4.8% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $726 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.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1912 — 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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $106,643
• List price: $105,000
• Delta: -1.54%
• 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
501 Ohio St	0.06mi	2/1.0	904 (-1%)	3mo	$80,000	$88	92
6112 Carnegie St	0.15mi	2/1.0	937 (+2%)	8mo	$125,000	$133	82
212 Ohio St	0.26mi	2/1.0	940 (+3%)	2mo	$90,000	$96	82
6201 Brown St	0.18mi	2/1.0	888 (-3%)	7mo	$139,900	$158	80
224 W Hyde Park Ave	0.31mi	2/1.0	840 (-8%)	1mo	$68,000	$81	71
5207 Pryor Ave	0.58mi	2/1.0	966 (+6%)	1mo	$69,900	$72	63
206 Hammond St	0.42mi	2/1.0	834 (-9%)	4mo	$107,000	$128	62
321 Fleeman St	0.58mi	2/1.0	956 (+4%)	7mo	$147,500	$154	60
6620 Carnegie St	0.63mi	2/1.0	962 (+5%)	4mo	$94,900	$99	59
6425 Eureka St	0.46mi	2/2.0	1,008 (+10%)	3mo	$138,000	$137	55
6620 Vancil Pkwy	0.58mi	2/1.0	1,038 (+13%)	2mo	$150,000	$145	49
6210 S 3rd St	0.69mi	2/1.0	812 (-11%)	4mo	$119,900	$148	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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,388
• Equity at exit: $15,656

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $7,987
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $168

Break-even live

Break-even rent $788

Max offer price $105,000

Occupancy floor 78%

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: $26,250
• Closing costs: $3,150
• 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	44d	1	0.60mi

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 233 DOM
2. 2026-06-18
   days on market $105,000 Active 232 DOM
3. 2026-06-17
   days on market $105,000 Active 231 DOM
4. 2026-06-16
   days on market $105,000 Active 230 DOM
5. 2026-06-15
   days on market $105,000 Active 229 DOM
6. 2026-06-14
   days on market $105,000 Active 227 DOM
7. 2026-06-12
   days on market $105,000 Active 226 DOM
8. 2026-06-09
   days on market $105,000 Active 223 DOM
9. 2026-06-08
   days on market $105,000 Active 222 DOM
10. 2026-06-07
    days on market $105,000 Active 221 DOM
11. 2026-06-03
    days on market $105,000 Active 217 DOM
12. 2026-06-02
    days on market $105,000 Active 216 DOM
13. 2026-06-01
    pricedays on market $105,000 Active 215 DOM
14. 2026-05-31
    days on market $110,000 Active 214 DOM
15. 2026-05-30
    days on market $110,000 Active 213 DOM
16. 2026-04-22
    price $110,000 232-char remark

    Show marketing remark (232 chars)

    Take a look at this move in ready home with an open floor plan, main floor laundry, fenced yard & detached garage on a level lot. New vinyl siding, new furnace, new roof, fresh paint & new flooring. Enclosed front porch.

17. 2026-01-17
    price $125,000 232-char remark

    Show marketing remark (232 chars)

    Take a look at this move in ready home with an open floor plan, main floor laundry, fenced yard & detached garage on a level lot. New vinyl siding, new furnace, new roof, fresh paint & new flooring. Enclosed front porch.

18. 2025-11-18
    price $129,900 232-char remark

    Show marketing remark (232 chars)

    Take a look at this move in ready home with an open floor plan, main floor laundry, fenced yard & detached garage on a level lot. New vinyl siding, new furnace, new roof, fresh paint & new flooring. Enclosed front porch.

19. 2025-10-29
    listed $135,000 Active 232-char remark

    Show marketing remark (232 chars)

    Take a look at this move in ready home with an open floor plan, main floor laundry, fenced yard & detached garage on a level lot. New vinyl siding, new furnace, new roof, fresh paint & new flooring. Enclosed front porch.

20. 1987-12-10
    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: $336 · $28/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$682/yr (+$57/mo · 203.0%)

ⓘ 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 ≥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: −$5,882
• − Property taxes: −$336
• − Insurance: −$525
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,055
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,943/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

-18.5% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-29 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 1987-12-10 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $336 · +5.2% YoY. Source: county tax records.