1529 Angelique St · St. Joseph, MO 64501

$135,000

4 bd · 3.0 ba · 2,128 sqft · SingleFamily public records · 5 Days on market

Built 2002 0.32 ac lot Est $123k · 9% over

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• ARV discount +3.3/15.0
• 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

Welcome to 1529 Angelique Street! This charming manufactured home sits on a spacious corner lot and offers 4 bedrooms, 3 bathrooms, and a versatile open floor plan perfect for entertaining. Step inside to the main living area, which flows seamlessly into the kitchen, dining area, and a second living space. The primary suite is conveniently located just off the first living room. Adjacent to the kitchen, you’ll find the laundry room that connects to the main full bathroom, which also links to the back bedroom. Down the hall, two more bedrooms are connected by a convenient Jack and Jill bathroom. Ideal for those seeking generous living space and comfortable single-level living, this hom

Key facts

• 0.32 acre lot
• Built 2002
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $134k (0.7% below list).
• Recommended offer: $134k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Market conditions: 97 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).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $134,094 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.99% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $123,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 S 14th St	0.38mi	4/2.0	2,128 (0%)	1mo	$120,000	$56	78
1411 Seneca St	0.44mi	4/2.0	2,075 (-2%)	7mo	$120,000	$58	65
1120 S 20th St	0.57mi	4/3.0	2,051 (-4%)	8mo	$149,900	$73	60
817 S 16th St	0.29mi	3/1.0 (-1)	2,026 (-5%)	9mo	$99,000	$49	58
834 S 18 St	0.32mi	3/1.0 (-1)	1,984 (-7%)	5mo	$45,000	$23	56
1340 Buchanan Ave	0.45mi	4/1.5	2,320 (+9%)	8mo	$129,900	$56	52
2417 Olive St	0.65mi	3/2.0 (-1)	2,101 (-1%)	10mo	$140,000	$67	50
428 N 21st St	0.55mi	4/1.5	2,362 (+11%)	1mo	$175,000	$74	49
1901 Faraon St	0.45mi	3/2.0 (-1)	2,344 (+10%)	7mo	$89,500	$38	47
708 N 10th St	0.70mi	4/2.5	2,300 (+8%)	6mo	$235,000	$102	47
1022 S 18th St	0.46mi	5/2.0 (+1)	2,345 (+10%)	8mo	$88,400	$38	46
1017 Angelique St	0.31mi	3/1.5 (-1)	1,837 (-14%)	10mo	$184,900	$101	44

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-11,468
• Equity at exit: $20,129

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,408
• Equity at exit: $11,672

Cash invested: $37,800 (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 64501

• Active inventory: 97
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $163

Break-even live

Break-even rent $1,134

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $240	-5% $202	+0% $163	+5% $125	+10% $87
Rent	-10% $58	-5% $110	+0% $163	+5% $216	+10% $269
Rate	-1.0pp $231	-0.5pp $198	base $163	+0.5pp $128	+1.0pp $93

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	44d	1	1.01mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-20
   listed $135,000 Active
3. 2026-04-18
   historical $135,000
4. 2001-12-10
   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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 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: $16,091
• − Mortgage interest: −$7,562
• − Property taxes: −$1,580
• − Insurance: −$675
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,927
• Taxable loss: −$228
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,016/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

+0.0% since first listed

4 events — show timeline

• 2026-04-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $135,000 Heartland MLS as Distributed by MLS Grid
• 2001-12-10 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,580 · +16.0% YoY. Source: county tax records.