1211 S 25th St · St. Joseph, MO 64507

$80,000

1 bd · 1.0 ba · 676 sqft · SingleFamily public records · 23 Days on market

Built 1922 4,356 sqft lot Est $99k · 19% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• 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

Charming 1 bedroom 1 bathroom main floor laundry bungalow full of character. This cozy home features original hardwood floors, a spacious covered front porch with swing, and classic wood trim throughout. Enjoy comfortable living with an inviting layout and timeless appeal. Perfect for a first-time homebuyer, investor or anyone looking to downsize. Conveniently located with easy access to local amenities, shopping and dining. Don't miss the opportunity to own this affordable and charming home!

Key facts

• Covered front porch
• Wood trim
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• HARDWOOD FLOORS
• COVERED FRONT PORCH
• WOOD TRIM
• INVITING LAYOUT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Lot is publicly maintained; Lot size recorded as 4,356 square feet
• HOA & community: No association fees

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan
• Construction: Brick and vinyl siding exterior; Composition roof; Has basement
• Exterior features: Porch; Shed(s); Paved road access; Located within city limits; Not in a flood plain

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: 1 bedroom (Main level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Formal dining area; Unfinished basement
• Laundry & utility: Laundry area off the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $48 ($580/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 $68k (14.9% below list).
• Recommended offer: $68k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Carden Park Elem (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 577 students, 100% FRL); Central High (math 28% / reading 50%, grade F, #287 of 521 statewide, top 55%, 1,728 students, 40% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,066 (14.9% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $99,372
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2327 Seneca St	0.15mi	2/1.0 (+1)	700 (+4%)	20mo	$115,000	$164	65
2907 Penn St	0.45mi	2/1.0 (+1)	678 (+0%)	13mo	$99,500	$147	63
717 S 17th St	0.62mi	2/1.0 (+1)	716 (+6%)	3mo	$114,500	$160	54
519 S 19th St	0.62mi	2/1.0 (+1)	696 (+3%)	12mo	$52,900	$76	51
2206 Monterey Dr	0.31mi	2/1.0 (+1)	768 (+14%)	23mo	$124,900	$163	39
1823 S 24th St	0.41mi	2/1.0 (+1)	775 (+15%)	24mo	$100,000	$129	31
2207 Vories St	0.53mi	2/1.0 (+1)	768 (+14%)	20mo	$84,900	$111	31

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-9,912
• Equity at exit: $11,928

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-4,782
• Equity at exit: $6,917

Cash invested: $22,400 (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 64507

• Active inventory: 95
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $681 high
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$143
• Net cashflow: $48

Break-even live

Break-even rent $619

Max offer price $80,000

Occupancy floor 88%

Sensitivity live

Price	-10% $94	-5% $71	+0% $48	+5% $26	+10% $3
Rent	-10% $-5	-5% $21	+0% $48	+5% $75	+10% $102
Rate	-1.0pp $89	-0.5pp $69	base $48	+0.5pp $28	+1.0pp $7

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Duncan St Unit 308 St Joseph, MO	—	1.0	440	$730	$1.66	44d	1	0.28mi
826 S 14th St Saint Joseph, MO	—	1.0	500	$589	$1.18	44d	1	0.76mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	0.90mi
1300 S 11th St Apt 640 St Joseph, MO	—	1.0	438	$672	$1.53	44d	1	0.91mi
1300 S 11th St Apt 646 St Joseph, MO	—	1.0	417	$578	$1.39	44d	1	0.91mi
1300 S 11th St Saint Joseph, MO	—	1.0	417	$625	$1.50	44d	1	0.91mi
1300 S 11th St Apt 445 St Joseph, MO	—	1.0	417	$616	$1.48	44d	1	0.91mi
1300 S 11th St Apt 644 St Joseph, MO	—	1.0	417	$595	$1.43	44d	1	0.91mi
1300 S 11th St Unit 642 St Joseph, MO	—	1.0	417	$589	$1.41	44d	1	0.91mi
1300 S 11th St Unit 038 St Joseph, MO	—	1.0	485	$718	$1.48	44d	1	0.91mi
312 N Noyes Blvd Saint Joseph, MO	—	1.0	550	$600	$1.09	44d	1	0.92mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$828	$1.38	44d	1	1.15mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	44d	1	1.29mi
425 N 11th St Unit 104 St Joseph, MO	1.0	1.0	400	$750	$1.88	44d	1	1.30mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$685	$0.98	44d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 23 DOM
2. 2026-06-18
   days on market $80,000 Active 22 DOM
3. 2026-06-17
   days on market $80,000 Active 21 DOM
4. 2026-06-16
   days on market $80,000 Active 20 DOM
5. 2026-06-15
   days on market $80,000 Active 19 DOM
6. 2026-06-14
   days on market $80,000 Active 17 DOM
7. 2026-06-12
   days on market $80,000 Active 16 DOM
8. 2026-06-09
   days on market $80,000 Active 13 DOM
9. 2026-06-09
   price $80,000 Active 12 DOM
10. 2026-06-08
    days on market $90,000 Active 12 DOM
11. 2026-06-07
    days on market $90,000 Active 11 DOM
12. 2026-06-03
    days on market $90,000 Active 7 DOM
13. 2026-06-02
    days on market $90,000 Active 6 DOM
14. 2026-06-01
    pricedays on market $90,000 Active 5 DOM
15. 2026-05-31
    days on market $99,000 Active 4 DOM
16. 2026-05-30
    days on market $99,000 Active 3 DOM
17. 2026-05-27
    listed $99,000 Active
18. 1996-12-09
    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: $438 · $37/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$338/yr (+$28/mo · 77.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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: $8,168
• − Mortgage interest: −$4,481
• − Property taxes: −$438
• − Insurance: −$400
• − Repairs & maintenance: −$653
• − Management: −$653
• − Depreciation: −$2,327
• Taxable loss: −$785
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $769/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): 14,159

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% Black 8% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -121.49%
• Current HPI: 165.1511
• 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

2 events — show timeline

• 2026-05-27 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 1996-12-09 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $438 · +5.7% YoY. Source: county tax records.