2110 N 2nd St · St. Joseph, MO 64505

$49,000

1 bd · 1.0 ba · 654 sqft · SingleFamily public records · 79 Days on market

Built 1922 2,614 sqft lot $75/sqft · 31% below area Est $71k · 31% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 1-bedroom, 1-bathroom home located in the North End of St Joseph. This darling property offers recent updates and a comfortable, move-in-ready feel. The home features a functional layout that maximizes space while maintaining a cozy atmosphere. Whether you're looking for a great starter home or an excellent addition to your investment portfolio, this property checks all the boxes. Conveniently located with easy access to parks, shopping, dining, and major roadways; making it ideal for both homeowners and tenants alike. Don't miss your chance to own this affordable and well-maintained property. Schedule your showing today and see all the potential this North End home has to offer!

Key facts

• 2,614 sq ft lot
• Built 1922
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 B — 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: 126 active listings in the ZIP; 6 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 6900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $71,251
• List price: $49,000
• Delta: -31.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Cherry St	0.32mi	2/1.0 (+1)	576 (-12%)	0mo	$79,900	$139	60
2914 N 8th St	0.67mi	2/1.0 (+1)	700 (+7%)	16mo	$106,000	$151	38
814 Powell St	0.70mi	1/1.0	742 (+14%)	20mo	$45,000	$61	28

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: 24.5%
• Equity multiple: 2.01×
• Total profit: $13,872
• Equity at exit: $7,306

10-year hold

• IRR: 32.3%
• Equity multiple: 3.92×
• Total profit: $40,130
• Equity at exit: $4,237

Cash invested: $13,720 (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 64505

• Active inventory: 126
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $811 high
• Mortgage (P&I): −$257
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $343

Break-even live

Break-even rent $377

Max offer price $49,000

Occupancy floor 53%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	43d	1	0.37mi
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	43d	1	0.82mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$685	$0.98	43d	1	0.98mi
425 N 11th St Unit 104 St Joseph, MO	1.0	1.0	400	$750	$1.88	43d	1	1.09mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	43d	1	1.11mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$828	$1.38	43d	1	1.33mi

Listing history 31 events

1. 2026-06-19
   days on market $49,000 Active 79 DOM
2. 2026-06-18
   days on market $49,000 Active 78 DOM
3. 2026-06-17
   days on market $49,000 Active 77 DOM
4. 2026-06-16
   days on market $49,000 Active 76 DOM
5. 2026-06-15
   days on market $49,000 Active 75 DOM
6. 2026-06-14
   days on market $49,000 Active 73 DOM
7. 2026-06-12
   days on market $49,000 Active 72 DOM
8. 2026-06-09
   days on market $49,000 Active 69 DOM
9. 2026-06-08
   days on market $49,000 Active 68 DOM
10. 2026-06-07
    days on market $49,000 Active 67 DOM
11. 2026-06-03
    days on market $49,000 Active 63 DOM
12. 2026-06-02
    days on market $49,000 Active 62 DOM
13. 2026-06-01
    days on market $49,000 Active 61 DOM
14. 2026-05-31
    days on market $49,000 Active 60 DOM
15. 2026-05-30
    days on market $49,000 Active 59 DOM
16. 2026-05-06
    listed $700
17. 2026-04-01
    listed $49,000 Active 697-char remark

    Show marketing remark (697 chars)

    Charming 1-bedroom, 1-bathroom home located in the North End of St Joseph. This darling property offers recent updates and a comfortable, move-in-ready feel. The home features a functional layout that maximizes space while maintaining a cozy atmosphere. Whether you're looking for a great starter home or an excellent addition to your investment portfolio, this property checks all the boxes. Conveniently located with easy access to parks, shopping, dining, and major roadways; making it ideal for both homeowners and tenants alike. Don't miss your chance to own this affordable and well-maintained property. Schedule your showing today and see all the potential this North End home has to offer!

18. 2025-06-18
    status Active
19. 2025-06-18
    historical
20. 2025-06-07
    status Pending
21. 2025-02-12
    listed $53,000 Active
22. 2022-10-17
    soldstatus Closed
23. 2022-10-17
    soldstatus
24. 2022-09-19
    historical Active Under Contract
25. 2022-09-17
    listed $15,500 Active
26. 2021-06-01
    soldstatus
27. 2021-05-28
    soldstatus Closed
28. 2021-05-18
    status Pending
29. 2021-05-14
    price $10,000
30. 2021-05-02
    listed $14,900 Active
31. 1993-10-15
    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: $244 · $20/mo
• Projected year-2 tax: $475 · $40/mo
• Expected delta: +$231/yr (+$19/mo · 94.5%)

ⓘ 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 ≥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: $9,728
• − Mortgage interest: −$2,745
• − Property taxes: −$244
• − Insurance: −$245
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$1,425
• Taxable income: $3,512
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,269/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): 13,875

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% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 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: ▼ -139.45%
• Current HPI: 207.1403
• 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

+228.9% since first listed

16 events — show timeline

• 2026-05-06 Listed for Rent $700 HMLS
• 2026-04-01 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-06-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-02-12 Listed $53,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-17 Sold (Public Records) — Public Records
• 2022-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-09-17 Listed $15,500 Heartland MLS as Distributed by MLS Grid
• 2021-06-01 Sold (Public Records) — Public Records
• 2021-05-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-14 Price Changed $10,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-02 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 1993-10-15 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $244 · +6.6% YoY. Source: county tax records.