1328 N 12th St · St. Joseph, MO 64501

$117,900

4 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 7 Days on market

Built 1902 5,980 sqft lot Est $157k · 25% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• 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

Solid house with lots of upgrades. This 4 bed 1 1/2 Bath home boasts updated flooring, replacement windows, high efficiency furnace, central air, 4 year old roof and a large fenced back yard. East facing home makes for a shaded covered front porch to enjoy the summer evenings. This home offers a main floor laundry and comes with appliances to truly make this home turn key ready for it's new owner. Put this one on your must see list as it checks a lot of boxes.

Key facts

• Upgraded flooring
• Central air
• Replacement windows

Tags

• UPGRADED FLOORING
• REPLACEMENT WINDOWS
• HIGH EFFICIENCY FURNACE
• CENTRAL AIR
• LARGE FENCED BACK YARD
• SHADED COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: No association fees; Street maintenance provided

Exterior

• Parking: Other parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; 1.5-story layout; Residential property
• Construction: Brick/mortar construction; Composition roof; Home is over 100 years old
• Exterior features: Covered patio; Metal fencing; City lot within city limits; Paved public road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: 4 bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Thermal windows; Formal dining area; Partial basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $112k (4.6% below list).
• Recommended offer: $112k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Lindbergh Elem. (math 16% / reading 23%, grade F, #941 of 1,115 statewide, top 86%, 484 students, 99% FRL); Robidoux Middle (math 19% / reading 28%, grade F, #328 of 391 statewide, top 84%, 390 students, 99% FRL); Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 2 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 $815 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,440 (4.6% below list)

Questions for the listing agent

1. Built in 1902 — 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: 0.95% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Lincoln St	0.16mi	3/1.0 (-1)	1,372 (-6%)	0mo	$99,900	$73	76
1111 N 18th St	0.38mi	3/1.0 (-1)	1,479 (+2%)	1mo	$85,000	$57	72
1030 Douglas St	0.31mi	3/2.0 (-1)	1,484 (+2%)	4mo	$210,000	$142	72
1016 N 11th St	0.22mi	3/1.0 (-1)	1,548 (+6%)	3mo	$154,000	$99	70
1606 N 20th St	0.57mi	3/1.0 (-1)	1,460 (+0%)	1mo	$140,000	$96	65
2015 Barkley Ln	0.56mi	4/1.0	1,394 (-4%)	6mo	$149,900	$108	60
807 Albemarle St	0.24mi	3/1.5 (-1)	1,252 (-14%)	3mo	$174,900	$140	58
1620 Buchanan Ave	0.55mi	5/2.0 (+1)	1,320 (-9%)	6mo	$202,500	$153	47
1525 4th Ave	0.67mi	4/2.0	1,657 (+14%)	1mo	$210,000	$127	42
1329 Buchanan Ave	0.55mi	3/1.5 (-1)	1,648 (+13%)	7mo	$46,000	$28	42
1831 Martha Ln	0.56mi	3/2.0 (-1)	1,250 (-14%)	3mo	$135,000	$108	40
1321 N 20th St	0.53mi	3/2.0 (-1)	1,248 (-14%)	7mo	$99,900	$80	38

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,550
• Equity at exit: $17,579

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $8,166
• Equity at exit: $10,194

Cash invested: $33,012 (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 64501

• Active inventory: 99
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $182

Break-even live

Break-even rent $894

Max offer price $117,900

Occupancy floor 79%

Sensitivity live

Price	-10% $249	-5% $216	+0% $182	+5% $149	+10% $115
Rent	-10% $93	-5% $138	+0% $182	+5% $227	+10% $271
Rate	-1.0pp $242	-0.5pp $212	base $182	+0.5pp $152	+1.0pp $121

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.92mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	45d	1	1.27mi

Listing history 4 events

1. 2026-05-19
   listed $117,900 Active
2. 2024-11-18
   historical $1,200
3. 2024-11-01
   listed $1,200
4. 1989-01-04
   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: $464 · $39/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$680/yr (+$57/mo · 146.5%)

ⓘ 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 2/10 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: $13,493
• − Mortgage interest: −$6,604
• − Property taxes: −$464
• − Insurance: −$590
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,430
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,127/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
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 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: ▼ -150.20%
• Current HPI: 157.8706
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• 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

+9725.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $117,900 Heartland MLS as Distributed by MLS Grid
• 2024-11-18 Rental Removed $1,200 HMLS
• 2024-11-01 Listed for Rent $1,200 HMLS
• 1989-01-04 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $464 · +6.4% YoY. Source: county tax records.