2121 S 10th St · St. Joseph, MO 64503

$100,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 5 Days on market

Built 1922 5,662 sqft lot Est $135k · 26% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• 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

3-bedroom home with quick access to Hwy 36! Step into a spacious entry that flows into an open living room highlighted by a beautiful ornate fireplace. Enjoy an eat-in kitchen plus a separate formal dining room—perfect for everyday meals and entertaining. A new furnace has recently been added! Situated on a large, level, fully-fenced lot offering plenty of privacy and outdoor space. Rare find: oversized detached 3-car garage with electricity—ideal for vehicles, workshop, or extra storage! Lot at 2119 S 10th is also included in this sale.

Key facts

• New furnace
• Open living room
• Formal dining room

Tags

• QUICK ACCESS TO HWY 36
• OPEN LIVING ROOM
• ORNATE FIREPLACE
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached 3-car garage; Garage(s) on property
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; 1.5-story floor plan; Frame construction
• Construction: Composition roof
• Exterior features: Front porch

Interior

• Kitchen: Laminate counters; Gas range; Refrigerator; Trash compactor; Dishwasher (not listed separately but appliances include common kitchen items)
• Bedrooms: 3 bedrooms (two on the first floor, one on the second floor)
• Flooring: Wood flooring; Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central air listed
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• 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: Carden Park Elem (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 577 students, 100% FRL); Spring Garden Middle (math 19% / reading 25%, grade F, #332 of 391 statewide, top 86%, 474 students, 99% FRL); Benton High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 676 students, 44% FRL) — zoned schools average 81% FRL vs 53% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $691 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $100,000

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: 1.01% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $135,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 S 10 St	0.41mi	3/1.0	1,512 (+9%)	1mo	$75,000	$50	66
1626 S 12th St	0.33mi	3/1.0	1,227 (-12%)	2mo	$129,900	$106	63
2330 S 16th St	0.39mi	3/1.0	1,528 (+10%)	7mo	$74,895	$49	60
2306 S 19th St	0.56mi	3/1.0	1,280 (-8%)	2mo	$118,900	$93	59
1821 Scott St	0.54mi	3/1.5	1,345 (-3%)	11mo	$199,900	$149	58
2326 South 19th St	0.57mi	2/1.0 (-1)	1,336 (-4%)	7mo	$129,000	$97	56
2405 S 18th St	0.56mi	3/1.0	1,562 (+12%)	3mo	$84,900	$54	51
1202 Sacramento St	0.44mi	4/2.0 (+1)	1,582 (+14%)	0mo	$149,999	$95	48
1906 Sacramento St	0.72mi	4/1.5 (+1)	1,484 (+7%)	3mo	$210,000	$142	46
1525 Duncan St	0.47mi	3/2.0	1,232 (-12%)	12mo	$199,900	$162	45
1902 Monterey St	0.68mi	3/2.0	1,584 (+14%)	9mo	$109,900	$69	34
1014 S 12th St	0.71mi	4/2.0 (+1)	1,600 (+15%)	11mo	$160,000	$100	24

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,199
• Equity at exit: $14,910

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $11,698
• Equity at exit: $8,646

Cash invested: $28,000 (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 64503

• Active inventory: 91
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $189

Break-even live

Break-even rent $767

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $246	-5% $217	+0% $189	+5% $161	+10% $132
Rent	-10% $110	-5% $149	+0% $189	+5% $229	+10% $269
Rate	-1.0pp $239	-0.5pp $215	base $189	+0.5pp $163	+1.0pp $137

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	45d	1	0.56mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	45d	1	0.56mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	45d	1	0.99mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	45d	1	1.25mi

Listing history 4 events

1. 2026-06-22
   days on market $100,000 Coming Soon 5 DOM
2. 2026-06-19
   days on market $100,000 Coming Soon 2 DOM
3. 2026-06-17
   remarks 546-char remark
4. 2026-06-17
   listed $100,000 Coming Soon 1 DOM

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$495/yr (+$41/mo · 104.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,071
• − Mortgage interest: −$5,602
• − Property taxes: −$475
• − Insurance: −$500
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,909
• Taxable income: $655
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $2,112/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): 11,921

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -128.03%
• Current HPI: 185.3921
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-17 Coming Soon $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-11 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2024-07-02 Sold (Public Records) — Public Records
• 2020-08-17 Sold (Public Records) — Public Records
• 2002-01-16 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $475 · +9.8% YoY. Source: county tax records.