None · Jefferson City, MO 65101

$159,900

2 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 88 Days on market

Built 1911 5,806 sqft lot Est $159k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +7.1/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maximize your portfolio with this exceptional, fully remodeled duplex! Boasting a complete top-to-bottom renovation, this property offers the ultimate peace of mind for savvy investors or first-time buyers looking to ''house hack'' by living in one unit while the other pays the mortgage. Every major system was updated in 2020, including a new roof, a complete HVAC system with all-new ductwork, and a brand-new sewer line spanning to the city main. The interiors shine with modern finishes and appliances, including dishwashers in both units. Tenants enjoy the convenience of shared laundry access located in the lower level. This property is already rented on one side, providing immediate cash flow from day one. Situated in a prime location, its combination of structural integrity and aesthetic appeal ensures high demand and low maintenance for years to come. Whether you are expanding your rental empire or starting your real estate journey, this solid property delivers incredible value and long-term potential. Don't miss out on this rare, worry-free multi-family gem--properties with this level of extensive updating are hard to find. Schedule your personal tour today!

Key facts

• Brand new sewer line
• New ductwork
• Complete hvac system

Tags

• FULLY REMODELED DUPLEX
• TOP TO BOTTOM RENOVATION
• NEW ROOF
• COMPLETE HVAC SYSTEM
• NEW DUCTWORK
• BRAND NEW SEWER LINE

Property features AI

Finance

• Financial info: Two total units (one 1-bedroom unit, one 2-bedroom unit); Existing sublease present

Exterior

• Utilities: Public water; Sewer connected; Electricity connected (Ameren)
• Home design: Residential income property (2–4 units); 2-unit building (one building); One-story house
• Construction: Wood siding; Built and recorded in public records
• Exterior features: City street frontage; Lot approximately 0.1333 acres

Interior

• Kitchen: Dishwasher, Electric Range, Refrigerator
• Bedrooms: One 1-bedroom unit and one 2-bedroom unit
• Flooring: Wood flooring
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Updated/remodeled interior; Dishwasher, Electric Range, Refrigerator
• Laundry & utility: Washer and Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $49 ($588/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 $126k (21.3% below list).
• Recommended offer: $126k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 305 students, 99% FRL); Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL) — zoned schools average 74% FRL vs 44% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 189 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,889 (21.3% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $158,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Houchin St	0.38mi	2/1.0	1,241 (+6%)	23mo	$160,000	$129	52
804 Nelson Dr	0.72mi	2/1.0	1,144 (-2%)	21mo	$147,900	$129	46
1422 Willcoxon Dr	0.61mi	3/1.0 (+1)	1,314 (+13%)	4mo	$209,900	$160	42
1118 Cordell St	0.51mi	3/1.0 (+1)	1,066 (-9%)	22mo	$145,000	$136	39

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,868
• Equity at exit: $23,842

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,215
• Equity at exit: $13,825

Cash invested: $44,772 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $49

Break-even live

Break-even rent $1,197

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $159,900 Active 88 DOM
2. 2026-06-18
   days on market $159,900 Active 87 DOM
3. 2026-06-17
   days on market $159,900 Active 86 DOM
4. 2026-06-16
   days on market $159,900 Active 85 DOM
5. 2026-06-15
   days on market $159,900 Active 84 DOM
6. 2026-06-14
   days on market $159,900 Active 82 DOM
7. 2026-06-13
   days on market $159,900 Active 81 DOM
8. 2026-06-10
   days on market $159,900 Active 79 DOM
9. 2026-06-09
   days on market $159,900 Active 78 DOM
10. 2026-06-08
    days on market $159,900 Active 77 DOM
11. 2026-06-07
    days on market $159,900 Active 76 DOM
12. 2026-06-05
    days on market $159,900 Active 73 DOM
13. 2026-06-03
    days on market $159,900 Active 72 DOM
14. 2026-06-03
    price $159,900 Active 71 DOM
15. 2026-06-02
    days on market $167,000 Active 71 DOM
16. 2026-06-01
    days on market $167,000 Active 70 DOM
17. 2026-05-31
    days on market $167,000 Active 69 DOM
18. 2026-05-30
    days on market $167,000 Active 68 DOM
19. 2026-03-23
    listed $167,000 Active 1180-char remark

    Show marketing remark (1193 chars)

    Maximize your portfolio with this exceptional, fully remodeled duplex! Boasting a complete top-to-bottom renovation, this property offers the ultimate peace of mind for savvy investors or first-time buyers looking to "house hack" by living in one unit while the other pays the mortgage. Every major system was updated in 2020, including a new roof, a complete HVAC system with all-new ductwork, and a brand-new sewer line spanning to the city main. The interiors shine with modern finishes and appliances, including dishwashers in both units. Tenants enjoy the convenience of shared laundry access located in the lower level. This property is already rented on one side, providing immediate cash flow from day one. Situated in a prime location, its combination of structural integrity and aesthetic appeal ensures high demand and low maintenance for years to come. Whether you are expanding your rental empire or starting your real estate journey, this solid property delivers incredible value and long-term potential. Don't miss out on this rare, worry-free multi-family gem—properties with this level of extensive updating are hard to find. Schedule your personal tour today!

20. 2026-03-23
    listed $167,000 Active 1193-char remark

    Show marketing remark (1193 chars)

    Maximize your portfolio with this exceptional, fully remodeled duplex! Boasting a complete top-to-bottom renovation, this property offers the ultimate peace of mind for savvy investors or first-time buyers looking to "house hack" by living in one unit while the other pays the mortgage. Every major system was updated in 2020, including a new roof, a complete HVAC system with all-new ductwork, and a brand-new sewer line spanning to the city main. The interiors shine with modern finishes and appliances, including dishwashers in both units. Tenants enjoy the convenience of shared laundry access located in the lower level. This property is already rented on one side, providing immediate cash flow from day one. Situated in a prime location, its combination of structural integrity and aesthetic appeal ensures high demand and low maintenance for years to come. Whether you are expanding your rental empire or starting your real estate journey, this solid property delivers incredible value and long-term potential. Don't miss out on this rare, worry-free multi-family gem—properties with this level of extensive updating are hard to find. Schedule your personal tour today!

21. 2026-03-23
    listed $167,000 Active

    Show marketing remark (1193 chars)

    Maximize your portfolio with this exceptional, fully remodeled duplex! Boasting a complete top-to-bottom renovation, this property offers the ultimate peace of mind for savvy investors or first-time buyers looking to "house hack" by living in one unit while the other pays the mortgage. Every major system was updated in 2020, including a new roof, a complete HVAC system with all-new ductwork, and a brand-new sewer line spanning to the city main. The interiors shine with modern finishes and appliances, including dishwashers in both units. Tenants enjoy the convenience of shared laundry access located in the lower level. This property is already rented on one side, providing immediate cash flow from day one. Situated in a prime location, its combination of structural integrity and aesthetic appeal ensures high demand and low maintenance for years to come. Whether you are expanding your rental empire or starting your real estate journey, this solid property delivers incredible value and long-term potential. Don't miss out on this rare, worry-free multi-family gem—properties with this level of extensive updating are hard to find. Schedule your personal tour today!

22. 2026-03-23
    listed $167,000 Active

    Show marketing remark (1193 chars)

    Maximize your portfolio with this exceptional, fully remodeled duplex! Boasting a complete top-to-bottom renovation, this property offers the ultimate peace of mind for savvy investors or first-time buyers looking to "house hack" by living in one unit while the other pays the mortgage. Every major system was updated in 2020, including a new roof, a complete HVAC system with all-new ductwork, and a brand-new sewer line spanning to the city main. The interiors shine with modern finishes and appliances, including dishwashers in both units. Tenants enjoy the convenience of shared laundry access located in the lower level. This property is already rented on one side, providing immediate cash flow from day one. Situated in a prime location, its combination of structural integrity and aesthetic appeal ensures high demand and low maintenance for years to come. Whether you are expanding your rental empire or starting your real estate journey, this solid property delivers incredible value and long-term potential. Don't miss out on this rare, worry-free multi-family gem—properties with this level of extensive updating are hard to find. Schedule your personal tour today!

23. 2021-08-18
    soldstatus
24. 2021-08-16
    soldstatus
25. 2021-08-16
    soldstatus
26. 2021-04-29
    listed $125,000
27. 2020-08-26
    soldstatus
28. 2020-07-30
    soldstatus
29. 2020-01-21
    listed $39,900

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,067/yr (+$89/mo · 220.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $15,107
• − Mortgage interest: −$8,957
• − Property taxes: −$484
• − Insurance: −$800
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,652
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,117/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

Amenities A Commute A Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

+318.5% since first listed

11 events — show timeline

• 2026-03-23 Listed $167,000 JCMLS
• 2026-03-23 Listed $167,000 LOBR
• 2026-03-23 Listed $167,000 CBORMLS
• 2026-03-23 Listed $167,000 MARIS as Distributed by MLS Grid
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-08-16 Sold (MLS) — CBORMLS
• 2021-08-16 Sold (MLS) — JCMLS
• 2021-04-29 Listed $125,000 JCMLS
• 2020-08-26 Sold (Public Records) — Public Records
• 2020-07-30 Sold (MLS) — JCMLS
• 2020-01-21 Listed $39,900 JCMLS

Property tax history

+2.6%/yr

Latest (2025): $484 · +5.1% YoY. Source: county tax records.