3816 Candlelight Dr · Jefferson City, MO 65109

$510,000

60 bd · 30.0 ba · 4,100 sqft · MultiFamily · 81 Days on market

Built 1986 0.34 ac 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
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Amazing 6-Plex investment opportunity. Located on the west end of town close to lots of shopping. Great rental history.

Key facts

• Fresh paint
• New flooring
• Well maintained

Tags

• WELL MAINTAINED
• NUMEROUS UPDATES
• NEW FLOORING
• FRESH PAINT
• TWO NEW WATER HEATERS
• NEW ROOF

Property features AI

Finance

• Financial info: Multiple rental units: several 2-bedroom units (~800 sq ft each) with current rents reported around $725–$850 per unit

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Updated/remodeled
• Construction: Brick and vinyl siding construction
• Exterior features: Brick and vinyl siding exterior; Lot approximately 0.34 acres (about 100 x 146.22)

Interior

• Bedrooms: Multiple 2-bedroom units (each unit listed as 2 bedrooms)
• Bathrooms: Five full bathrooms (total)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Updated/remodeled condition; Walk-out basement; No fireplace

What this means for you Summary

Snapshot

• This is a 6 × 10-bed/5.0-bath units multifamily listed at $510k.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $627/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $510k).
• Recommended offer: $479k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• Market conditions: Rents rising fast (+10.2%/yr); 248 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).
• At $8,670/mo this rent would consume 139% of the median local household income ($75k/yr) (locally 984% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $143k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($479k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $479,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.60%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.42×
• Total profit: $202,554
• Equity at exit: $76,043

10-year hold

• IRR: 41.4%
• Equity multiple: 5.85×
• Total profit: $692,777
• Equity at exit: $44,095

Cash invested: $142,800 (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 65109

• Home prices YoY: -29.2%
• Rents YoY: 10.2%
• Active inventory: 248
• Price-to-rent: 29.4×

Monthly cashflow live

• Estimated rent: $8,670 medium
• Mortgage (P&I): −$2,674
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,821
• Net cashflow: $3,761

Break-even live

Break-even rent $3,910

Max offer price $510,000

Occupancy floor 52%

Sensitivity live

Price	-10% $4,049	-5% $3,905	+0% $3,761	+5% $3,616	+10% $3,472
Rent	-10% $3,076	-5% $3,418	+0% $3,761	+5% $4,103	+10% $4,446
Rate	-1.0pp $4,017	-0.5pp $3,890	base $3,761	+0.5pp $3,628	+1.0pp $3,494

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	10	5	$8,670
Total (6 units)			$8,670

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: $127,500
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-30
   statusdays on market $510,000 Pending 81 DOM
2. 2026-05-01
   status Active
3. 2026-05-01
   historical
4. 2026-04-02
   price $525,000
5. 2026-01-20
   price $539,900
6. 2025-10-08
   listed $539,900 Active
7. 2025-10-08
   listed $549,900 Active
8. 2024-10-10
   soldstatus Closed 119-char remark

   Show marketing remark (119 chars)

   Amazing 6-Plex investment opportunity. Located on the west end of town close to lots of shopping. Great rental history.

9. 2024-08-30
   status Pending 119-char remark

   Show marketing remark (119 chars)

   Amazing 6-Plex investment opportunity. Located on the west end of town close to lots of shopping. Great rental history.

10. 2024-06-13
    listed $499,900 Active 119-char remark

    Show marketing remark (119 chars)

    Amazing 6-Plex investment opportunity. Located on the west end of town close to lots of shopping. Great rental history.

11. 2019-03-05
    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: $2,421 · $202/mo
• Projected year-2 tax: $4,947 · $412/mo
• Expected delta: +$2,526/yr (+$211/mo · 104.4%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,040
• − Mortgage interest: −$28,568
• − Property taxes: −$2,421
• − Insurance: −$2,550
• − Repairs & maintenance: −$8,323
• − Management: −$8,323
• − Depreciation: −$14,836
• Taxable income: $39,019
• Est. tax owed @ 24.0%: −$9,364
• After-tax cash flow: $35,763/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
• County: Cole County · 41,145 people
• City population: 41,145
• Metro: Jefferson City, MO
• Population (ZIP): 41,145
• Household income: $74,694
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 984.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -83.14%
• Current HPI: 202.01
• Rent YoY: ▲ 10.19%
• Metro: Jefferson City, 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

+5.0% since first listed

10 events — show timeline

• 2026-05-01 Relisted — JCMLS
• 2026-05-01 Delisted — JCMLS
• 2026-04-02 Price Changed $525,000 JCMLS
• 2026-01-20 Price Changed $539,900 JCMLS
• 2025-10-08 Listed $549,900 JCMLS
• 2025-10-08 Listed $539,900 JCMLS
• 2024-10-10 Sold (MLS) — JCMLS
• 2024-08-30 Pending — JCMLS
• 2024-06-13 Listed $499,900 JCMLS
• 2019-03-05 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,421 · +11.6% YoY. Source: county tax records.