804 Jackson St · Jefferson City, MO 65101

$189,900

4 bd · 2.0 ba · 1,305 sqft · MultiFamily public records · 56 Days on market

Built 1910 5,227 sqft lot ↓ 5% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +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 (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Discover this beautifully remodeled duplex, featuring brand new cabinets, modern appliances, and stylish tile shower with updated vanity. The main level offers 2 bed 1 bath, and the upstairs unit provides 1 bed 1 bath. Each unit includes convenient laundry hookups, while the main level boasts a full basement for extra storage. A small, detached garage provides additional space. Main level unit also features new paint throughout, new flooring in kitchen, bathroom and bedrooms, updated ceiling fans, and the list goes on. Schedule your showing today and unlock the potential.

Key facts

• Remodeled duplex
• Modern appliances
• New cabinets

Tags

• REMODELED DUPLEX
• NEW CABINETS
• MODERN APPLIANCES
• TILE SHOWER
• UPDATED VANITY
• LAUNDRY HOOKUPS

Property features AI

Finance

• Financial info: Unit rents reported: two 2-bedroom units at $1,200 each and two 1-bedroom units at $750 each

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Updated / remodeled
• Construction: Brick and vinyl siding exterior
• Exterior features: Shed(s); Lot approximately 0.12 acres (50 x 104.38); Zoned RA-2

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Flooring: Wood
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Forced air heating (natural gas); Window AC units
• Interior features: Wood flooring; Basement with interior entry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thorpe J. Gordon Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 281 students, 99% FRL); Thomas Jefferson Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 957 students, 52% FRL); Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL) — zoned schools average 66% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 191 active listings in the ZIP; 173 units permitted in Cole 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 $6k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-660
• Equity at exit: $28,315

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $38,294
• Equity at exit: $16,419

Cash invested: $53,172 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 191
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $472

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 74%

Sensitivity live

Price	-10% $603	-5% $538	+0% $472	+5% $407	+10% $341
Rent	-10% $294	-5% $383	+0% $472	+5% $561	+10% $651
Rate	-1.0pp $568	-0.5pp $521	base $472	+0.5pp $423	+1.0pp $373

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,260
Total (2 units)			$2,259

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $189,900 Active 56 DOM
2. 2026-06-19
   days on market $189,900 Active 53 DOM
3. 2026-06-18
   days on market $189,900 Active 52 DOM
4. 2026-06-17
   days on market $189,900 Active 51 DOM
5. 2026-06-16
   days on market $189,900 Active 50 DOM
6. 2026-06-15
   days on market $189,900 Active 49 DOM
7. 2026-06-14
   days on market $189,900 Active 47 DOM
8. 2026-06-13
   days on market $189,900 Active 46 DOM
9. 2026-06-10
   days on market $189,900 Active 44 DOM
10. 2026-06-09
    days on market $189,900 Active 43 DOM
11. 2026-06-08
    days on market $189,900 Active 42 DOM
12. 2026-06-07
    days on market $189,900 Active 41 DOM
13. 2026-06-05
    days on market $189,900 Active 38 DOM
14. 2026-06-03
    days on market $189,900 Active 37 DOM
15. 2026-06-02
    days on market $189,900 Active 36 DOM
16. 2026-06-01
    days on market $189,900 Active 35 DOM
17. 2026-05-31
    days on market $189,900 Active 34 DOM
18. 2026-05-30
    days on market $189,900 Active 33 DOM
19. 2026-05-19
    price $189,900
20. 2026-04-27
    listed $196,900 Active
21. 2025-08-07
    price $199,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $27,108
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$5,524
• Taxable income: $2,811
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $4,992/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

Amenities A Commute A Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $189,900 JCMLS
• 2026-04-27 Listed $196,900 JCMLS
• 2025-08-07 Price Changed $199,950 JCMLS

Property tax history

+2.5%/yr

Latest (2025): $257 · +4.9% YoY. Source: county tax records.