1416 N 2nd St · St. Joseph, MO 64505

$170,000

4 bd · 0.0 ba · 1,320 sqft · MultiFamily public records · 16 Days on market

Built 1912 4,356 sqft lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

Key facts

• 4,356 sq ft lot
• Built 1912
• Listed 16 days

Property features AI

Finance

• Other: Property type: Residential income; Property sub type: Duplex; Total units: 2; Current occupancy: Vacant
• Financial info: Gross income reported as $20,000; Operating expenses include other items

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Individual heating and air; Separate meters; Independent water heaters
• Home design: Duplex (residential income); 2 stories; Not in a flood plain; Zoned r
• Construction: Board & batten siding; Composition roof; Approximately 101+ years old
• Exterior features: Porch; Paved road access; Private road maintenance

Interior

• Kitchen: Refrigerator; Gas Range
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Exhaust fan; Porch
• Laundry & utility: Laundry inside; Independent water heaters; Separate meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive. Per door: $162/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 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 $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $62k; list at $170k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.00% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $112,128
• List price: $170,000
• Delta: 51.61%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,978
• Equity at exit: $25,348

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $20,219
• Equity at exit: $14,698

Cash invested: $47,600 (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: 16.6×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$891
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $324

Break-even live

Break-even rent $1,292

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $420	-5% $372	+0% $324	+5% $276	+10% $228
Rent	-10% $190	-5% $257	+0% $324	+5% $391	+10% $459
Rate	-1.0pp $410	-0.5pp $367	base $324	+0.5pp $280	+1.0pp $235

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,702
Total (2 units)			$1,702

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	1.18mi

Listing history 14 events

1. 2026-05-15
   status Pending 523-char remark
2. 2026-04-30
   listed $170,000 Active 523-char remark
3. 2026-04-24
   historical $170,000 523-char remark
4. 2025-12-15
   soldstatus Closed 329-char remark

   Show marketing remark (329 chars)

   Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

5. 2025-11-15
   status Pending 329-char remark

   Show marketing remark (329 chars)

   Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

6. 2025-11-12
   price $154,900 329-char remark

   Show marketing remark (329 chars)

   Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

7. 2025-10-15
   price $159,900 329-char remark

   Show marketing remark (329 chars)

   Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

8. 2025-09-02
   listed $164,900 Active 329-char remark

   Show marketing remark (329 chars)

   Here’s a fantastic investment opportunity. A profitable duplex, both units have been recently updated and have vinyl windows and vinyl flooring that will keep costs down. 1416 is a 2 bedroom 2 bath with bonus room and is currently rented. 1418 is a 3 bedroom 2 bath and is vacant. Income and expenses provided upon request.

9. 2023-01-17
   soldstatus $62,000
10. 2021-07-12
    soldstatus
11. 2019-07-18
    historical
12. 2019-04-09
    listed $17,380
13. 2018-09-28
    listed $19,875
14. 2012-07-26
    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: $698 · $58/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$951/yr (+$79/mo · 136.1%)

ⓘ 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 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: $20,424
• − Mortgage interest: −$9,523
• − Property taxes: −$698
• − Insurance: −$850
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,945
• Taxable income: $1,140
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,615/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

+755.3% since first listed

14 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $170,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-11-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $154,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-02 Listed $164,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-17 Sold (Public Records) $62,000 Public Records
• 2021-07-12 Sold (Public Records) — Public Records
• 2019-07-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-04-09 Listed $17,380 Heartland MLS as Distributed by MLS Grid
• 2018-09-28 Listed $19,875 Heartland MLS as Distributed by MLS Grid
• 2012-07-26 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $698 · +11.4% YoY. Source: county tax records.