205 E Kansas Ave · St. Joseph, MO 64504

$80,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 213 Days on market

Built 1919 3,485 sqft lot Est $113k · 29% under ↓ 47% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

This charming bungalow blends classic character with modern updates. Recent improvements include a new roof, HVAC system, and fresh siding, giving peace of mind for years to come. Inside, the home showcases a stylish, up-to-date interior designed to appeal to a wide range of tastes. The fully fenced yard provides both security and a private outdoor space for relaxation, play or pets.

Key facts

• 3,485 sq ft lot
• Built 1919
• Listed 213 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Approximately 101+ years old
• Exterior features: Metal fencing; Lot approximately 30' x 120' (3,485 sq ft)

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level); Additional bathroom listed on main level
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Cooktop, Microwave, Refrigerator; Unfinished, partial crawl space basement
• Laundry & utility: Laundry located on bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $553 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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. 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: 1.25% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $113,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Kansas Ave	0.00mi	3/1.0	1,050 (0%)	1mo	$80,000	$76	100
524 E Kansas Ave	0.26mi	3/1.5	1,080 (+3%)	6mo	$159,900	$148	76
5207 Pryor Ave	0.23mi	2/1.0 (-1)	966 (-8%)	1mo	$69,900	$72	70
402 Blake St	0.22mi	2/1.0 (-1)	932 (-11%)	1mo	$139,000	$149	65
5325 Sawyer St	0.41mi	3/1.0	964 (-8%)	7mo	$84,500	$88	61
3906 Terrace Ave	0.54mi	2/1.0 (-1)	992 (-6%)	4mo	$38,000	$38	57
706 Garden St	0.75mi	3/1.0	1,075 (+2%)	7mo	$159,000	$148	56
5543 S 1st St	0.42mi	3/1.5	1,200 (+14%)	0mo	$154,900	$129	54
114 Ohio St	0.62mi	3/1.0	1,140 (+9%)	7mo	$145,000	$127	51
212 Ohio St	0.64mi	2/1.0 (-1)	940 (-10%)	2mo	$90,000	$96	46
3801 Terrace Ave	0.68mi	3/1.0	1,189 (+13%)	6mo	$99,500	$84	42
326 Ohio St	0.70mi	3/1.0	1,200 (+14%)	5mo	$130,000	$108	40

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: 8.3%
• Equity multiple: 1.32×
• Total profit: $7,261
• Equity at exit: $11,928

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $32,269
• Equity at exit: $6,917

Cash invested: $22,400 (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 64504

• Active inventory: 54
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $318

Break-even live

Break-even rent $597

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $363	-5% $341	+0% $318	+5% $295	+10% $273
Rent	-10% $239	-5% $279	+0% $318	+5% $358	+10% $397
Rate	-1.0pp $358	-0.5pp $338	base $318	+0.5pp $297	+1.0pp $276

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5206 King Hill Ave Unit C St Joseph, MO	2.0	1.0	1122	$1,000	$0.89	44d	1	0.22mi

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   price $80,000
3. 2026-03-20
   price $85,000
4. 2026-01-02
   price $90,000
5. 2025-11-30
   price $99,000
6. 2025-11-18
   price $105,000
7. 2025-11-06
   price $123,500
8. 2025-10-15
   price $130,000
9. 2025-10-08
   price $135,000
10. 2025-10-01
    listed $140,000 Active
11. 2025-09-26
    price $140,000
12. 2025-09-26
    historical $150,000
13. 2022-09-02
    soldstatus
14. 2011-01-19
    soldstatus
15. 2006-04-05
    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: $229 · $19/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$547/yr (+$46/mo · 239.4%)

ⓘ 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 · 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: $12,000
• − Mortgage interest: −$4,481
• − Property taxes: −$229
• − Insurance: −$400
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,327
• Taxable income: $2,643
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $3,183/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): 10,286

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -100.84%
• Current HPI: 149.9895
• 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

-46.7% since first listed

15 events — show timeline

• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-30 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $123,500 Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-02 Sold (Public Records) — Public Records
• 2011-01-19 Sold (Public Records) — Public Records
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $229 · +6.4% YoY. Source: county tax records.