34 Jana Ln · St. James, MO 65559

$109,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 256 Days on market

Built 1985 1.48 ac lot $79/sqft · 27% below area Est $151k · 27% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.0/10.0
• 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

This 3 bedroom, 2 bath home sits on 1.5 acres offering the best of both worlds--a spacious, country setting right in town. This home needs significant updates and repairs, but with a little work, it could be a fantastic home or investment. If you're looking for a project with great bones and big potential, this one's for you.

Key facts

• 1.48 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.1% in St. James — 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. James R-I (town): math 44% / reading 50% proficiency, ranked #72 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $150,688
• List price: $109,900
• Delta: -27.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 W Springfield St	0.14mi	3/2.0	1,386 (-0%)	20mo	$247,000	$178	76
1 Marion Dr	0.35mi	3/2.0	1,328 (-5%)	11mo	$155,000	$117	66
106 Cornick Dr	0.22mi	3/2.0	1,512 (+9%)	17mo	$124,900	$83	61
802 W Washington St	0.61mi	3/2.0	1,400 (+1%)	17mo	$199,900	$143	57

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,106
• Equity at exit: $16,386

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $31,738
• Equity at exit: $9,502

Cash invested: $30,772 (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 65559

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $344

Break-even live

Break-even rent $879

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $109,900 Active 256 DOM
2. 2026-06-18
   days on market $109,900 Active 255 DOM
3. 2026-06-17
   days on market $109,900 Active 254 DOM
4. 2026-06-16
   days on market $109,900 Active 253 DOM
5. 2026-06-15
   days on market $109,900 Active 252 DOM
6. 2026-06-14
   days on market $109,900 Active 250 DOM
7. 2026-06-12
   remarks 352-char remark
8. 2026-06-12
   pricedays on market $109,900 Active 249 DOM
9. 2026-06-09
   days on market $149,900 Active 246 DOM
10. 2026-06-08
    days on market $149,900 Active 245 DOM
11. 2026-06-07
    days on market $149,900 Active 244 DOM
12. 2026-06-03
    days on market $149,900 Active 240 DOM
13. 2026-06-02
    days on market $149,900 Active 239 DOM
14. 2026-06-01
    days on market $149,900 Active 238 DOM
15. 2026-05-31
    days on market $149,900 Active 237 DOM
16. 2025-10-06
    listed $149,900 Active 327-char remark

    Show marketing remark (327 chars)

    This 3 bedroom, 2 bath home sits on 1.5 acres offering the best of both worlds--a spacious, country setting right in town. This home needs significant updates and repairs, but with a little work, it could be a fantastic home or investment. If you're looking for a project with great bones and big potential, this one's for you.

17. 2025-10-06
    historical $149,900 327-char remark

    Show marketing remark (327 chars)

    This 3 bedroom, 2 bath home sits on 1.5 acres offering the best of both worlds--a spacious, country setting right in town. This home needs significant updates and repairs, but with a little work, it could be a fantastic home or investment. If you're looking for a project with great bones and big potential, this one's for you.

18. 2002-12-18
    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: $866 · $72/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$200/yr (+$17/mo · 23.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $15,777
• − Mortgage interest: −$6,156
• − Property taxes: −$866
• − Insurance: −$550
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,197
• Taxable income: $2,484
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,537/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. James R-I
• NCES district ID: 2929250
• Math proficiency: 44% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $44,308
• Composite: 39.74/100
• National rank: #3894
• State rank: #72 of 324 in MO

Livability — St. James

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Phelps County · 42,017 people
• Metro: Rolla, MO
• Population (ZIP): 9,303
• Household income: $61,750
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 70.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.56%
• Current HPI: 177.961
• Rent YoY: —
• Metro: Rolla, MO
• 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

+0.0% since first listed

3 events — show timeline

• 2025-10-06 Listed $149,900 MARIS as Distributed by MLS Grid
• 2025-10-06 Coming Soon $149,900 MARIS as Distributed by MLS Grid
• 2002-12-18 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $866 · +14.3% YoY. Source: county tax records.