626 Georgia St · Jefferson City, MO 65109

$285,000

4 bd · 4.0 ba · 2,592 sqft · MultiFamily public records · 244 Days on market

Built 1920 6,500 sqft 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Income producing property in Jefferson City. This 4 plex offers 1 bedroom, 1 bath units. Landlord pays water, trash, sewer, tanks, and insurance. Unit 4 gets a $25 monthly rent break for maintaining the lawn. Numerous updates have been made to the units. The roof was also replaced last year. Some units have laundry hook ups in the units.

Key facts

• 6,500 sq ft lot
• Listed 244 days

Property features AI

Exterior

• Parking: Parking lot (gravel)
• Home design: Residential income property (quadplex)
• Exterior features: Parking lot with gravel surface; Lot dimensions approximately 50 x 130

Interior

• Kitchen: Refrigerator
• Heating & cooling: Central air conditioning; Window unit(s) for cooling; Electric cooling components; Natural gas heating; Baseboard heating
• Interior features: Refrigerator included; Basement present

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $3,675/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $9k 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 $80k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 6.5

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: 14.9%
• Equity multiple: 1.63×
• Total profit: $50,163
• Equity at exit: $42,494

10-year hold

• IRR: 26.8%
• Equity multiple: 3.89×
• Total profit: $230,812
• Equity at exit: $24,642

Cash invested: $79,800 (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: 25.9×

Monthly cashflow live

• Estimated rent: $3,675 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,210

Break-even live

Break-even rent $2,144

Max offer price $285,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,371	-5% $1,290	+0% $1,210	+5% $1,129	+10% $1,048
Rent	-10% $919	-5% $1,064	+0% $1,210	+5% $1,355	+10% $1,500
Rate	-1.0pp $1,353	-0.5pp $1,282	base $1,210	+0.5pp $1,136	+1.0pp $1,061

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,676
Total (4 units)			$3,675

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-19
   days on market $285,000 Active 244 DOM
2. 2026-06-18
   days on market $285,000 Active 243 DOM
3. 2026-06-17
   days on market $285,000 Active 242 DOM
4. 2026-06-16
   days on market $285,000 Active 241 DOM
5. 2026-06-15
   days on market $285,000 Active 240 DOM
6. 2026-06-14
   days on market $285,000 Active 238 DOM
7. 2026-06-13
   days on market $285,000 Active 237 DOM
8. 2026-06-10
   days on market $285,000 Active 235 DOM
9. 2026-06-09
   days on market $285,000 Active 234 DOM
10. 2026-06-08
    days on market $285,000 Active 233 DOM
11. 2026-06-07
    days on market $285,000 Active 232 DOM
12. 2026-06-05
    days on market $285,000 Active 229 DOM
13. 2026-06-03
    days on market $285,000 Active 228 DOM
14. 2026-06-02
    days on market $285,000 Active 227 DOM
15. 2026-06-01
    days on market $285,000 Active 226 DOM
16. 2026-05-31
    days on market $285,000 Active 225 DOM
17. 2026-05-30
    days on market $285,000 Active 224 DOM
18. 2026-02-18
    status Active
19. 2026-02-13
    historical
20. 2025-11-20
    price $285,000
21. 2025-10-13
    listed $295,000 Active
22. 2024-09-23
    price $224,000
23. 2024-09-13
    price $225,000
24. 2024-09-07
    price $229,600
25. 2024-09-04
    price $232,600
26. 2024-08-28
    price $237,600
27. 2024-08-26
    price $237,700
28. 2024-08-25
    price $237,800
29. 2024-08-24
    price $237,900
30. 2024-08-20
    price $238,300
31. 2024-08-19
    price $238,400
32. 2024-08-18
    price $238,500
33. 2024-08-16
    price $238,600
34. 2024-08-15
    price $238,700
35. 2024-08-14
    price $238,800
36. 2024-08-13
    price $238,900
37. 2024-08-07
    price $239,000
38. 2024-08-02
    price $245,000
39. 2024-06-25
    price $248,900
40. 2024-06-04
    price $249,900
41. 2024-05-14
    listed $260,000 Active
42. 2022-10-11
    soldstatus Closed 339-char remark

    Show marketing remark (339 chars)

    Income producing property in Jefferson City. This 4 plex offers 1 bedroom, 1 bath units. Landlord pays water, trash, sewer, tanks, and insurance. Unit 4 gets a $25 monthly rent break for maintaining the lawn. Numerous updates have been made to the units. The roof was also replaced last year. Some units have laundry hook ups in the units.

43. 2022-09-11
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Income producing property in Jefferson City. This 4 plex offers 1 bedroom, 1 bath units. Landlord pays water, trash, sewer, tanks, and insurance. Unit 4 gets a $25 monthly rent break for maintaining the lawn. Numerous updates have been made to the units. The roof was also replaced last year. Some units have laundry hook ups in the units.

44. 2022-09-06
    listed $160,000 Active 339-char remark

    Show marketing remark (339 chars)

    Income producing property in Jefferson City. This 4 plex offers 1 bedroom, 1 bath units. Landlord pays water, trash, sewer, tanks, and insurance. Unit 4 gets a $25 monthly rent break for maintaining the lawn. Numerous updates have been made to the units. The roof was also replaced last year. Some units have laundry hook ups in the units.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$1,800/yr (+$150/mo · 186.7%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 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: $44,100
• − Mortgage interest: −$15,964
• − Property taxes: −$964
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − Depreciation: −$8,291
• Taxable income: $10,399
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $12,019/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

+78.1% since first listed

27 events — show timeline

• 2026-02-18 Relisted — CBORMLS
• 2026-02-13 Delisted — CBORMLS
• 2025-11-20 Price Changed $285,000 CBORMLS
• 2025-10-13 Listed $295,000 CBORMLS
• 2024-09-23 Price Changed $224,000 CBORMLS
• 2024-09-13 Price Changed $225,000 CBORMLS
• 2024-09-07 Price Changed $229,600 CBORMLS
• 2024-09-04 Price Changed $232,600 CBORMLS
• 2024-08-28 Price Changed $237,600 CBORMLS
• 2024-08-26 Price Changed $237,700 CBORMLS
• 2024-08-25 Price Changed $237,800 CBORMLS
• 2024-08-24 Price Changed $237,900 CBORMLS
• 2024-08-20 Price Changed $238,300 CBORMLS
• 2024-08-19 Price Changed $238,400 CBORMLS
• 2024-08-18 Price Changed $238,500 CBORMLS
• 2024-08-16 Price Changed $238,600 CBORMLS
• 2024-08-15 Price Changed $238,700 CBORMLS
• 2024-08-14 Price Changed $238,800 CBORMLS
• 2024-08-13 Price Changed $238,900 CBORMLS
• 2024-08-07 Price Changed $239,000 CBORMLS
• 2024-08-02 Price Changed $245,000 CBORMLS
• 2024-06-25 Price Changed $248,900 CBORMLS
• 2024-06-04 Price Changed $249,900 CBORMLS
• 2024-05-14 Listed $260,000 CBORMLS
• 2022-10-11 Sold (MLS) — JCMLS
• 2022-09-11 Pending — JCMLS
• 2022-09-06 Listed $160,000 JCMLS

Property tax history

+2.8%/yr

Latest (2025): $964 · +12.2% YoY. Source: county tax records.