114 E Saint Paul St · St. Joseph, MO 64505

$30,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 12 Days on market

Built 1912 2,178 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ready to be put back together. Complete rehab selling as is. Foundation has been completely redone, some new windows in basement. Selling as is. Owner is selling a package of multiple investment properties in St Joe, owner finance may be available.

Key facts

• 2,178 sq ft lot
• Built 1912
• Listed 11 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential property; Raised ranch; Facing direction not specified; Entry level not specified; 1 story configuration implied by raised ranch
• Construction: Concrete and wood siding construction; Composition roof; Built over 100 years ago
• Exterior features: Lot about 50 x 40 feet (2,178 sq ft); Located inside city limits

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Raised ranch floor plan; Basement (other features)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $30k).
• Cap rate 26.2% 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 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.
• Zoned schools: Lindbergh Elem. (math 16% / reading 23%, grade F, #941 of 1,115 statewide, top 86%, 484 students, 99% FRL); Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $30,000

Questions for the listing agent

1. Built in 1912 — 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: 2.87% ✓
• Cap rate: 26.16%
• Cash-on-cash: 70.95%
• DSCR: 4.16
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $85,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Cherry St	0.24mi	2/1.0	576 (-6%)	0mo	$79,900	$139	78

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: 70.5%
• Equity multiple: 4.19×
• Total profit: $26,771
• Equity at exit: $4,473

10-year hold

• IRR: 74.5%
• Equity multiple: 8.62×
• Total profit: $64,039
• Equity at exit: $2,594

Cash invested: $8,400 (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 64505

• Active inventory: 126
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $861 high
• Mortgage (P&I): −$157
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $497

Break-even live

Break-even rent $233

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.32mi
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	44d	1	0.79mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	44d	1	0.95mi
425 N 11th St Unit 104 St Joseph, MO	1.0	1.0	400	$750	$1.88	44d	1	1.07mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	44d	1	1.08mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	44d	1	1.29mi

Listing history 11 events

1. 2026-06-19
   days on market $30,000 Active 12 DOM
2. 2026-06-18
   days on market $30,000 Active 11 DOM
3. 2026-06-17
   days on market $30,000 Active 10 DOM
4. 2026-06-16
   days on market $30,000 Active 9 DOM
5. 2026-06-15
   days on market $30,000 Active 8 DOM
6. 2026-06-14
   days on market $30,000 Active 6 DOM
7. 2026-06-12
   days on market $30,000 Active 5 DOM
8. 2026-06-09
   days on market $30,000 Active 2 DOM
9. 2026-06-08
   status $30,000 Active 1 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $30,000 Coming Soon 1 DOM

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: +$124/yr (+$10/mo · 74.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $10,336
• − Mortgage interest: −$1,680
• − Property taxes: −$167
• − Insurance: −$150
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$873
• Taxable income: $5,812
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,565/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

+100.0% since first listed

7 events — show timeline

• 2026-06-07 Coming Soon $30,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-08 Sold (Public Records) — Public Records
• 2023-03-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-02-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-04 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-15 Sold (Public Records) — Public Records
• 2002-01-14 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $167 · +5.5% YoY. Source: county tax records.