2201 S 14th St · St. Joseph, MO 64503

$160,000

4 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 152 Days on market

Built 1917 5,600 sqft lot $150/sqft · 191% above area Est $154k · at est.

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Why this score? — see what drove the F 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 +11.9/30.0
• ARV discount +5.9/15.0
• DSCR +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
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2201 South 14th Street, a move-in-ready beautiful home, four bedrooms two full baths, offering comfort and charm. This cozy home offers comfortable living with efficient space, bright living rooms and functional kitchen. Ideal for owner-occupants or investors alike schedule your showing today!

Key facts

• 5,600 sq ft lot
• Built 1917
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-41 ($-486/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (28.5% below list).
• Recommended offer: $114k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in St. Joseph — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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: 89 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 $1k of loan paydown is wiped out by about $5k 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 152 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,467 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.72% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (median comp): $154,468
• List price: $160,000
• Delta: 3.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 S 14th St	0.36mi	3/1.5 (-1)	1,134 (+6%)	1mo	$133,900	$118	65
1523 Sacramento St	0.50mi	3/1.0 (-1)	1,056 (-1%)	12mo	$144,900	$137	56
1311 Sacramento St	0.49mi	4/1.0	1,056 (-1%)	20mo	$79,000	$75	54
2403 S 16th St	0.22mi	3/1.0 (-1)	934 (-12%)	8mo	$154,000	$165	53
1336 S 17th St	0.53mi	3/1.0 (-1)	1,156 (+8%)	2mo	$144,900	$125	51
2419 S 10th St	0.32mi	3/1.0 (-1)	950 (-11%)	9mo	$147,000	$155	51
2403 Duncan St	0.73mi	4/1.5	1,085 (+2%)	13mo	$160,000	$147	50
1626 S 12th St	0.38mi	3/1.0 (-1)	1,227 (+15%)	2mo	$129,900	$106	47
2102 & 2104 S 14th St	0.08mi	3/1.0 (-1)	1,225 (+15%)	21mo	$222,900	$182	45
1319 S 22nd St	0.72mi	3/1.0 (-1)	1,176 (+10%)	0mo	$114,900	$98	40
1415 S 16th St	0.51mi	3/1.0 (-1)	1,152 (+8%)	18mo	$135,000	$117	39
2824 S 17th St	0.55mi	3/1.0 (-1)	914 (-14%)	8mo	$168,000	$184	34

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-28,590
• Equity at exit: $23,857

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-28,551
• Equity at exit: $13,834

Cash invested: $44,800 (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: 89
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-41

Break-even live

Break-even rent $1,196

Max offer price $152,840

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $5	+0% $-41	+5% $-86	+10% $-131
Rent	-10% $-131	-5% $-86	+0% $-41	+5% $5	+10% $50
Rate	-1.0pp $40	-0.5pp $0	base $-41	+0.5pp $-82	+1.0pp $-124

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	44d	1	0.75mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	1.23mi

Listing history 17 events

1. 2026-06-12
   statusdays on market $160,000 Pending 152 DOM
2. 2026-06-09
   days on market $160,000 Active 151 DOM
3. 2026-06-08
   days on market $160,000 Active 150 DOM
4. 2026-06-07
   days on market $160,000 Active 149 DOM
5. 2026-06-03
   days on market $160,000 Active 145 DOM
6. 2026-06-02
   days on market $160,000 Active 144 DOM
7. 2026-06-01
   days on market $160,000 Active 143 DOM
8. 2026-05-31
   days on market $160,000 Active 142 DOM
9. 2026-05-30
   days on market $160,000 Active 141 DOM
10. 2026-03-26
    price $160,000 305-char remark

    Show marketing remark (305 chars)

    Welcome to 2201 South 14th Street, a move-in-ready beautiful home, four bedrooms two full baths, offering comfort and charm. This cozy home offers comfortable living with efficient space, bright living rooms and functional kitchen. Ideal for owner-occupants or investors alike schedule your showing today!

11. 2026-02-24
    price $165,000 305-char remark

    Show marketing remark (305 chars)

    Welcome to 2201 South 14th Street, a move-in-ready beautiful home, four bedrooms two full baths, offering comfort and charm. This cozy home offers comfortable living with efficient space, bright living rooms and functional kitchen. Ideal for owner-occupants or investors alike schedule your showing today!

12. 2026-01-09
    listed $170,000 Active 305-char remark

    Show marketing remark (305 chars)

    Welcome to 2201 South 14th Street, a move-in-ready beautiful home, four bedrooms two full baths, offering comfort and charm. This cozy home offers comfortable living with efficient space, bright living rooms and functional kitchen. Ideal for owner-occupants or investors alike schedule your showing today!

13. 2022-12-20
    soldstatus
14. 2022-12-19
    soldstatus Closed 426-char remark

    Show marketing remark (426 chars)

    Nice 3 bedroom home with great natural woodwork sitting on a corner lot. Many updates done in 2015 including replacement windows, exterior doors, roof, guttering, vinyl siding, central air, 200 amp breaker box, and wiring brought to code. Eat-in kitchen with pantry and appliances plus formal dining room. There is wood flooring under carpets. Spacious basement and floored attic. Paved alley, 2 car carport, and utility shed.

15. 2022-11-22
    historical Active Under Contract 426-char remark

    Show marketing remark (426 chars)

    Nice 3 bedroom home with great natural woodwork sitting on a corner lot. Many updates done in 2015 including replacement windows, exterior doors, roof, guttering, vinyl siding, central air, 200 amp breaker box, and wiring brought to code. Eat-in kitchen with pantry and appliances plus formal dining room. There is wood flooring under carpets. Spacious basement and floored attic. Paved alley, 2 car carport, and utility shed.

16. 2022-07-18
    listed $80,000 Active 426-char remark

    Show marketing remark (426 chars)

    Nice 3 bedroom home with great natural woodwork sitting on a corner lot. Many updates done in 2015 including replacement windows, exterior doors, roof, guttering, vinyl siding, central air, 200 amp breaker box, and wiring brought to code. Eat-in kitchen with pantry and appliances plus formal dining room. There is wood flooring under carpets. Spacious basement and floored attic. Paved alley, 2 car carport, and utility shed.

17. 1999-04-06
    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: $469 · $39/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$1,083/yr (+$90/mo · 230.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,736
• − Mortgage interest: −$8,962
• − Property taxes: −$469
• − Insurance: −$800
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$4,655
• Taxable loss: −$3,348
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $317/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

+100.0% since first listed

8 events — show timeline

• 2026-03-26 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-09 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-20 Sold (Public Records) — Public Records
• 2022-12-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-07-18 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 1999-04-06 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $469 · +5.9% YoY. Source: county tax records.