1819 Dewey Ave · St. Joseph, MO 64505

$150,000

3 bd · 1.5 ba · 1,767 sqft · SingleFamily public records · 32 Days on market

Built 1912 0.25 ac lot Est $170k · 12% under

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Why this score? — see what drove the C 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 +22.6/30.0
• ARV discount +12.7/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• 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 MLS

Seller related to LA

Key facts

• 0.25 acre lot
• Built 1912
• Listed 31 days

Property features AI

Finance

• Other: Located inside city limits; Directions: From St. Joseph Ave, turn onto Main Street, turn left onto W. Chestnut Street, turn right onto Dewey Ave; home is on the right.
• Financial info: Annual tax information available
• HOA & community: No association (N/A); association fees noted annually

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential); Bungalow style; Approximately 101+ years old
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Deck; Porch; Metal fencing; Property not in a flood plain; Lot is approximately 0.25 acres

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Basement with walk-out access; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $149k (0.8% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 C — 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: 126 active listings in the ZIP; 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 $1k 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

• It's been on market 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask is 115% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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.
5. 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.
6. 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: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $169,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Dewey Ave	0.07mi	3/2.0	1,778 (+1%)	19mo	$128,500	$72	78
1808 Bellevue St	0.18mi	3/1.5	1,605 (-9%)	2mo	$195,000	$121	75
2008 N 3rd St	0.21mi	2/1.5 (-1)	1,756 (-1%)	20mo	$50,000	$28	68
122 E Highland Ave	0.21mi	3/1.0	1,607 (-9%)	6mo	$187,500	$117	68
2116 N 3rd St	0.25mi	3/1.5	1,692 (-4%)	21mo	$115,000	$68	64
2408 N 3rd St	0.42mi	3/1.5	1,984 (+12%)	1mo	$189,900	$96	59
1909 N 3rd St	0.21mi	4/2.0 (+1)	1,573 (-11%)	14mo	$119,900	$76	53
1414 N 2nd St	0.25mi	3/2.0	1,576 (-11%)	19mo	$114,900	$73	53
1903 Huntoon Rd	0.33mi	4/2.0 (+1)	1,646 (-7%)	17mo	$220,000	$134	52
2502 N 5th St	0.53mi	4/1.5 (+1)	1,823 (+3%)	22mo	$150,000	$82	47
2522 N 4th St	0.57mi	3/1.5	1,600 (-10%)	20mo	$169,000	$106	41
631 Independence Ave	0.62mi	4/2.0 (+1)	1,650 (-7%)	14mo	$164,900	$100	41

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,039
• Equity at exit: $22,365

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $13,809
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $256

Break-even live

Break-even rent $1,164

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $341	-5% $299	+0% $256	+5% $214	+10% $171
Rent	-10% $139	-5% $197	+0% $256	+5% $315	+10% $374
Rate	-1.0pp $332	-0.5pp $294	base $256	+0.5pp $217	+1.0pp $178

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Coming Soon 32 DOM
2. 2026-06-18
   days on market $150,000 Coming Soon 31 DOM
3. 2026-06-17
   days on market $150,000 Coming Soon 30 DOM
4. 2026-06-16
   days on market $150,000 Coming Soon 29 DOM
5. 2026-06-15
   days on market $150,000 Coming Soon 28 DOM
6. 2026-06-14
   days on market $150,000 Coming Soon 26 DOM
7. 2026-06-12
   days on market $150,000 Coming Soon 25 DOM
8. 2026-06-09
   days on market $150,000 Coming Soon 22 DOM
9. 2026-06-08
   days on market $150,000 Coming Soon 21 DOM
10. 2026-06-07
    days on market $150,000 Coming Soon 20 DOM
11. 2026-06-03
    days on market $150,000 Coming Soon 16 DOM
12. 2026-06-02
    days on market $150,000 Coming Soon 15 DOM
13. 2026-06-01
    days on market $150,000 Coming Soon 14 DOM
14. 2026-05-31
    days on market $150,000 Coming Soon 13 DOM
15. 2026-05-30
    days on market $150,000 Coming Soon 12 DOM
16. 2026-05-18
    historical $150,000
17. 2014-08-25
    soldstatus
18. 2013-10-15
    soldstatus
19. 2013-10-09
    soldstatus 20-char remark

    Show marketing remark (20 chars)

    Seller related to LA

20. 2013-09-06
    listed $69,900 20-char remark

    Show marketing remark (20 chars)

    Seller related to LA

21. 2011-05-10
    soldstatus 223-char remark

    Show marketing remark (223 chars)

    Selling As Is. Seller will NOT make any repairs. PRE-APPROVAL LETTER and PROOF OF CASH down MUST be submitted with all offers. Also copy of earnest money check must be submitted with all offers No Seller’s Disclosure.

22. 2011-03-21
    listed $9,900 223-char remark

    Show marketing remark (223 chars)

    Selling As Is. Seller will NOT make any repairs. PRE-APPROVAL LETTER and PROOF OF CASH down MUST be submitted with all offers. Also copy of earnest money check must be submitted with all offers No Seller’s Disclosure.

23. 2001-03-15
    soldstatus
24. 2000-07-14
    soldstatus
25. 2000-05-26
    listed $34,900

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$614/yr (+$51/mo · 73.1%)

ⓘ 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 1/10 Low
• 🌡 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: $17,854
• − Mortgage interest: −$8,402
• − Property taxes: −$841
• − Insurance: −$750
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,364
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,921/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

+329.8% since first listed

10 events — show timeline

• 2026-05-18 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2014-08-25 Sold (Public Records) — Public Records
• 2013-10-15 Sold (Public Records) — Public Records
• 2013-10-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-09-06 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2011-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-03-21 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 2001-03-15 Sold (Public Records) — Public Records
• 2000-07-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-05-26 Listed $34,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $841 · +14.6% YoY. Source: county tax records.