1401 N 12th St · St. Joseph, MO 64501

$77,900

1 bd · 1.0 ba · 676 sqft · SingleFamily public records · 54 Days on market

Built 1881 8,276 sqft lot $115/sqft · 27% above area Est $62k · 27% over ↓ 3% since listing

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1401 N 12th Street! This move-in ready 1 bedroom, 1 bathroom home offers convenient main-level living with a functional and efficient layout. Recent updates include a newer roof and furnace, providing peace of mind for years to come. The home comes complete with all appliances included, making it truly turnkey. Outside, you’ll find a fully fenced backyard. Perfect for pets, entertaining, or relaxing—along with off-street parking for added convenience. Whether you're looking for a great starter home, downsizing, or an investment opportunity, this property is a must see!

Key facts

• Newer furnace
• Newer roof
• Off-street parking

Tags

• MAIN-LEVEL LIVING
• NEWER ROOF
• NEWER FURNACE
• FULLY FENCED BACKYARD
• OFF-STREET PARKING
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $74k (4.5% below list).
• Recommended offer: $74k (4.5% below list) — sets the bar for 1% rule.
• 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 D — 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: Robidoux Middle (math 19% / reading 28%, grade F, #328 of 391 statewide, top 84%, 390 students, 99% FRL); Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $539 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,420 (4.5% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $61,547
• List price: $77,900
• Delta: 26.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Ridenbaugh St	0.33mi	2/1.0 (+1)	672 (-1%)	22mo	$48,900	$73	60
814 Powell St	0.34mi	1/1.0	742 (+10%)	20mo	$45,000	$61	51
2013 Jones St	0.55mi	2/2.0 (+1)	720 (+6%)	6mo	$139,900	$194	50
2715 N 12th St	0.70mi	2/1.0 (+1)	676 (0%)	18mo	$13,000	$19	47
210 E Cherry St	0.66mi	2/1.0 (+1)	576 (-15%)	0mo	$79,900	$139	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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-4,749
• Equity at exit: $11,615

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $5,908
• Equity at exit: $6,735

Cash invested: $21,812 (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 64501

• Active inventory: 97
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $744 high
• Mortgage (P&I): −$409
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $124

Break-even live

Break-even rent $587

Max offer price $77,900

Occupancy floor 78%

Sensitivity live

Price	-10% $168	-5% $146	+0% $124	+5% $102	+10% $80
Rent	-10% $65	-5% $95	+0% $124	+5% $154	+10% $183
Rate	-1.0pp $163	-0.5pp $144	base $124	+0.5pp $104	+1.0pp $83

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	45d	1	0.48mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$685	$0.98	45d	1	0.53mi
425 N 11th St Unit 104 St Joseph, MO	1.0	1.0	400	$750	$1.88	45d	1	0.56mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	45d	1	0.62mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	45d	1	0.64mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$828	$1.38	45d	1	0.88mi
312 N Noyes Blvd Saint Joseph, MO	—	1.0	550	$600	$1.09	45d	1	1.23mi
826 S 14th St Saint Joseph, MO	—	1.0	500	$589	$1.18	45d	1	1.30mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	45d	1	1.33mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $77,900 Pending 54 DOM
2. 2026-06-03
   days on market $77,900 Active 53 DOM
3. 2026-06-02
   days on market $77,900 Active 52 DOM
4. 2026-06-01
   days on market $77,900 Active 51 DOM
5. 2026-05-31
   days on market $77,900 Active 50 DOM
6. 2026-05-30
   days on market $77,900 Active 49 DOM
7. 2026-05-14
   price $77,900 598-char remark

   Show marketing remark (598 chars)

   Welcome to 1401 N 12th Street! This move-in ready 1 bedroom, 1 bathroom home offers convenient main-level living with a functional and efficient layout. Recent updates include a newer roof and furnace, providing peace of mind for years to come. The home comes complete with all appliances included, making it truly turnkey. Outside, you’ll find a fully fenced backyard. Perfect for pets, entertaining, or relaxing—along with off-street parking for added convenience. Whether you're looking for a great starter home, downsizing, or an investment opportunity, this property is a must see!

8. 2026-04-25
   status Active 598-char remark

   Show marketing remark (598 chars)

   Welcome to 1401 N 12th Street! This move-in ready 1 bedroom, 1 bathroom home offers convenient main-level living with a functional and efficient layout. Recent updates include a newer roof and furnace, providing peace of mind for years to come. The home comes complete with all appliances included, making it truly turnkey. Outside, you’ll find a fully fenced backyard. Perfect for pets, entertaining, or relaxing—along with off-street parking for added convenience. Whether you're looking for a great starter home, downsizing, or an investment opportunity, this property is a must see!

9. 2026-04-16
   status Pending 598-char remark

   Show marketing remark (598 chars)

   Welcome to 1401 N 12th Street! This move-in ready 1 bedroom, 1 bathroom home offers convenient main-level living with a functional and efficient layout. Recent updates include a newer roof and furnace, providing peace of mind for years to come. The home comes complete with all appliances included, making it truly turnkey. Outside, you’ll find a fully fenced backyard. Perfect for pets, entertaining, or relaxing—along with off-street parking for added convenience. Whether you're looking for a great starter home, downsizing, or an investment opportunity, this property is a must see!

10. 2026-04-01
    listed $80,000 Active 598-char remark

    Show marketing remark (598 chars)

    Welcome to 1401 N 12th Street! This move-in ready 1 bedroom, 1 bathroom home offers convenient main-level living with a functional and efficient layout. Recent updates include a newer roof and furnace, providing peace of mind for years to come. The home comes complete with all appliances included, making it truly turnkey. Outside, you’ll find a fully fenced backyard. Perfect for pets, entertaining, or relaxing—along with off-street parking for added convenience. Whether you're looking for a great starter home, downsizing, or an investment opportunity, this property is a must see!

11. 1996-06-14
    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: $273 · $23/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$482/yr (+$40/mo · 176.5%)

ⓘ 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 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,930
• − Mortgage interest: −$4,364
• − Property taxes: −$273
• − Insurance: −$390
• − Repairs & maintenance: −$714
• − Management: −$714
• − Depreciation: −$2,266
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,440/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
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 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: ▼ -150.20%
• Current HPI: 157.8706
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• 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

-2.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $77,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 1996-06-14 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $273 · +4.7% YoY. Source: county tax records.