1520 Dewey Ave · St. Joseph, MO 64505

$95,000

3 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 7 Days on market

Built 1902 6,098 sqft lot Est $146k · 35% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• 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

Great northside location for this vinyl sided 3 bedroom home.

Key facts

• Single-family asset
• Passive income
• Major transit routes

Tags

• SINGLE-FAMILY ASSET
• LOCAL AMENITIES
• MAJOR TRANSIT ROUTES
• LOW-MAINTENANCE PROPERTY
• PASSIVE INCOME
• LONG-TERM CAPITAL APPRECIATION

Property features AI

Finance

• Other: Living area reported as 1,285 (source: assessor)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Property is inside city limits; Not in a flood plain; Lot approximately 6,098 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Bungalow floor plan; Has a crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $92k (2.7% below list).
• Recommended offer: $92k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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: 126 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 $657 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $92,396 (2.7% 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: 0.97% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $146,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1718 Main St	0.13mi	3/1.0	1,225 (-5%)	5mo	$157,400	$128	82
403 A St	0.15mi	3/2.0	1,272 (-1%)	14mo	$159,900	$126	76
1116 Dewey Ave	0.22mi	4/2.5 (+1)	1,298 (+1%)	11mo	$195,000	$150	68
216 E Cherry St	0.20mi	3/2.0	1,354 (+5%)	14mo	$155,000	$114	66
320 E Highland Ave	0.45mi	3/1.0	1,260 (-2%)	12mo	$72,000	$57	66
2225 N 2nd St	0.46mi	2/2.0 (-1)	1,296 (+1%)	4mo	$130,000	$100	65
807 Albemarle St	0.59mi	3/1.5	1,252 (-3%)	3mo	$174,900	$140	63
2002 N 3rd St	0.33mi	3/1.0	1,169 (-9%)	13mo	$85,000	$73	59
1423 N 2nd St	0.18mi	3/1.0	1,100 (-14%)	11mo	$120,000	$109	58
808 Woodson St	0.60mi	2/2.0 (-1)	1,381 (+8%)	1mo	$49,900	$36	49
711 N 4th St	0.54mi	3/1.0	1,098 (-15%)	4mo	$65,000	$59	47
620 Tyronne St	0.53mi	3/2.0	1,416 (+10%)	9mo	$175,000	$124	47

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-5,792
• Equity at exit: $14,165

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $7,226
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $151

Break-even live

Break-even rent $732

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $205	-5% $178	+0% $151	+5% $124	+10% $98
Rent	-10% $78	-5% $115	+0% $151	+5% $188	+10% $224
Rate	-1.0pp $199	-0.5pp $175	base $151	+0.5pp $127	+1.0pp $102

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	45d	1	0.83mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	45d	1	1.29mi

Listing history 11 events

1. 2026-05-22
   listed $95,000 Active
2. 2021-07-23
   soldstatus
3. 2021-01-11
   soldstatus
4. 2021-01-08
   soldstatus Closed 61-char remark

   Show marketing remark (61 chars)

   Great northside location for this vinyl sided 3 bedroom home.

5. 2020-12-23
   listed Active Under Contract 61-char remark

   Show marketing remark (61 chars)

   Great northside location for this vinyl sided 3 bedroom home.

6. 2020-12-22
   listed $45,000 61-char remark

   Show marketing remark (61 chars)

   Great northside location for this vinyl sided 3 bedroom home.

7. 2020-03-24
   historical 117-char remark

   Show marketing remark (117 chars)

   Great location on this addition to your investment portfolio. This is a 3 bedroom home currently rents $500 per month

8. 2019-05-01
   listed $49,900 Active 117-char remark

   Show marketing remark (117 chars)

   Great location on this addition to your investment portfolio. This is a 3 bedroom home currently rents $500 per month

9. 2018-02-08
   listed $49,900
10. 2007-01-30
    listed $61,000
11. 2000-01-28
    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: $490 · $41/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$431/yr (+$36/mo · 87.9%)

ⓘ 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: $11,088
• − Mortgage interest: −$5,321
• − Property taxes: −$490
• − Insurance: −$475
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$2,764
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,752/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

+55.7% since first listed

11 events — show timeline

• 2026-05-22 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-23 Sold (Public Records) — Public Records
• 2021-01-11 Sold (Public Records) — Public Records
• 2021-01-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-23 Listed — Heartland MLS as Distributed by MLS Grid
• 2020-12-22 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2020-03-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-05-01 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2018-02-08 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2007-01-30 Listed $61,000 Heartland MLS as Distributed by MLS Grid
• 2000-01-28 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $490 · +15.6% YoY. Source: county tax records.