6641 Washington St · St. Joseph, MO 64504

$114,900

2 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 121 Days on market

Built 1972 6,098 sqft lot $98/sqft · 12% below area Est $131k · 12% under

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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 +17.2/30.0
• ARV discount +12.9/15.0
• DSCR +5.4/10.0
• 1% rule +3.7/10.0
• 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

Back on the market, buyer's financing fell through so NOW is your chance to have the Wow factor at a very affordable price! This incredible one level living property offers a new front deck, new exterior paint, new composition roof, new fascia, soffit and new guttering! New heating and cooling mini-splits! Check out the large open kitchen, living room with fireplace and dining room concept all with new flooring! Home provides 2 nice size bedrooms, updated flooring, has a fenced yard and a large detached 2 car garage with large car pad. You will love sitting enclosed outdoor patio that could be used all 4 seasons. Come check out all of wonderful amenities this property offers! Home is perfect for entertaining!

Key facts

• New composition roof
• Dining room concept
• New guttering

Tags

• NEW COMPOSITION ROOF
• NEW FASCIA
• NEW GUTTERING
• LARGE OPEN KITCHEN
• LIVING ROOM WITH FIREPLACE
• DINING ROOM CONCEPT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $83 ($993/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 $100k (13.0% below list).
• Recommended offer: $100k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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 $794 of loan paydown is wiped out by about $3k 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 121 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (13.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $130,616
• List price: $114,900
• Delta: -12.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6802 Binswanger St	0.10mi	3/1.0 (+1)	1,152 (-2%)	4mo	$174,950	$152	83
6620 Vancil Pkwy	0.22mi	2/1.0	1,038 (-12%)	2mo	$150,000	$145	68
6408 Sherman St	0.29mi	3/1.0 (+1)	1,082 (-8%)	3mo	$68,000	$63	66
6407 Pryor Ave	0.38mi	3/2.0 (+1)	1,250 (+6%)	5mo	$219,000	$175	59
312 Harrington Ave	0.55mi	3/1.0 (+1)	1,212 (+3%)	6mo	$130,000	$107	59
323 W Hyde Park Ave	0.44mi	3/1.0 (+1)	1,076 (-9%)	4mo	$164,950	$153	57
326 Ohio St	0.67mi	3/1.0 (+1)	1,200 (+2%)	5mo	$130,000	$108	57
510-512 Ohio St	0.67mi	2/1.0	1,064 (-10%)	2mo	$129,900	$122	51
6425 Eureka St	0.44mi	2/2.0	1,008 (-14%)	3mo	$138,000	$137	49
7027 Ollmeda St	0.69mi	2/1.0	1,070 (-9%)	6mo	$134,900	$126	48
6601 Ridgeway St	0.43mi	3/2.0 (+1)	1,352 (+15%)	5mo	$175,000	$129	42
214 Michigan St	0.75mi	3/1.0 (+1)	1,294 (+10%)	2mo	$90,000	$70	42

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-13,389
• Equity at exit: $17,132

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-5,031
• Equity at exit: $9,934

Cash invested: $32,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $83

Break-even live

Break-even rent $895

Max offer price $114,900

Occupancy floor 87%

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: $28,725
• Closing costs: $3,447
• 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	43d	1	1.12mi

Listing history 34 events

1. 2026-06-19
   days on market $114,900 Active 121 DOM
2. 2026-06-18
   days on market $114,900 Active 120 DOM
3. 2026-06-17
   days on market $114,900 Active 119 DOM
4. 2026-06-16
   days on market $114,900 Active 118 DOM
5. 2026-06-15
   days on market $114,900 Active 117 DOM
6. 2026-06-14
   days on market $114,900 Active 115 DOM
7. 2026-06-12
   days on market $114,900 Active 114 DOM
8. 2026-06-09
   days on market $114,900 Active 111 DOM
9. 2026-06-08
   days on market $114,900 Active 110 DOM
10. 2026-06-07
    days on market $114,900 Active 109 DOM
11. 2026-06-03
    days on market $114,900 Active 105 DOM
12. 2026-06-02
    days on market $114,900 Active 104 DOM
13. 2026-06-01
    days on market $114,900 Active 103 DOM
14. 2026-05-31
    days on market $114,900 Active 102 DOM
15. 2026-05-30
    days on market $114,900 Active 101 DOM
16. 2026-04-24
    status Active 719-char remark

    Show marketing remark (719 chars)

    Back on the market, buyer's financing fell through so NOW is your chance to have the Wow factor at a very affordable price! This incredible one level living property offers a new front deck, new exterior paint, new composition roof, new fascia, soffit and new guttering! New heating and cooling mini-splits! Check out the large open kitchen, living room with fireplace and dining room concept all with new flooring! Home provides 2 nice size bedrooms, updated flooring, has a fenced yard and a large detached 2 car garage with large car pad. You will love sitting enclosed outdoor patio that could be used all 4 seasons. Come check out all of wonderful amenities this property offers! Home is perfect for entertaining!

17. 2026-04-03
    historical Active Under Contract 719-char remark

    Show marketing remark (719 chars)

    Back on the market, buyer's financing fell through so NOW is your chance to have the Wow factor at a very affordable price! This incredible one level living property offers a new front deck, new exterior paint, new composition roof, new fascia, soffit and new guttering! New heating and cooling mini-splits! Check out the large open kitchen, living room with fireplace and dining room concept all with new flooring! Home provides 2 nice size bedrooms, updated flooring, has a fenced yard and a large detached 2 car garage with large car pad. You will love sitting enclosed outdoor patio that could be used all 4 seasons. Come check out all of wonderful amenities this property offers! Home is perfect for entertaining!

18. 2026-02-18
    listed $114,900 Active 719-char remark

    Show marketing remark (719 chars)

    Back on the market, buyer's financing fell through so NOW is your chance to have the Wow factor at a very affordable price! This incredible one level living property offers a new front deck, new exterior paint, new composition roof, new fascia, soffit and new guttering! New heating and cooling mini-splits! Check out the large open kitchen, living room with fireplace and dining room concept all with new flooring! Home provides 2 nice size bedrooms, updated flooring, has a fenced yard and a large detached 2 car garage with large car pad. You will love sitting enclosed outdoor patio that could be used all 4 seasons. Come check out all of wonderful amenities this property offers! Home is perfect for entertaining!

19. 2024-06-18
    soldstatus
20. 2024-06-07
    historical
21. 2024-05-24
    status Active
22. 2024-05-10
    status Pending
23. 2024-05-06
    status Active
24. 2024-04-19
    status Pending
25. 2024-04-16
    price $50,000
26. 2024-03-20
    price $60,000
27. 2024-02-21
    price $65,000
28. 2024-01-29
    price $70,000
29. 2024-01-09
    price $73,000
30. 2023-11-16
    price $75,000
31. 2023-11-02
    price $80,000
32. 2023-10-17
    price $85,000
33. 2023-09-22
    listed $90,000 Active
34. 2001-01-03
    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: $682 · $57/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$432/yr (+$36/mo · 63.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,000
• − Mortgage interest: −$6,436
• − Property taxes: −$682
• − Insurance: −$574
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,343
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,222/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

+27.7% since first listed

19 events — show timeline

• 2026-04-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 2024-06-18 Sold (Public Records) — Public Records
• 2024-06-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-05-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-16 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-20 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-21 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-29 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-09 Price Changed $73,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-02 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-17 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-22 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2001-01-03 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $682 · +5.8% YoY. Source: county tax records.