1101 N 13 St · St. Joseph, MO 64501

$79,900

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 27 Days on market

Built 1922 3,920 sqft lot $70/sqft · 14% below area Est $93k · 14% 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 +26.8/30.0
• ARV discount +14.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• 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

Ready to move in 2 bedroom, 1 bath home that has been well maintained with vinyl siding and new thermal windows on a corner lot. 2 parking spaces in the back and parking alongside the house on a dead end street. Full unfinished basement with sump pump and has a new water line connected out to the street.

Key facts

• New water line
• Vinyl siding
• Corner lot

Tags

• VINYL SIDING
• NEW THERMAL WINDOWS
• CORNER LOT
• FULL UNFINISHED BASEMENT
• NEW WATER LINE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Located inside city limits
• Construction: Frame construction with vinyl siding; Composition roof; Full concrete basement with inside entrance (unfinished)
• Exterior features: City lot; Paved road with public maintenance

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (one on the main floor)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Thermal windows
• Laundry & utility: Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 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: 97 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $78,701 (1.5% below list)

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: 1.12% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $93,358
• List price: $79,900
• Delta: -14.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 N 12th St	0.36mi	3/1.0 (+1)	1,116 (-2%)	0mo	$135,000	$121	75
1015 Corby St	0.22mi	2/1.0	1,028 (-10%)	3mo	$75,000	$73	71
1901 Jones St	0.37mi	2/1.0	1,018 (-11%)	5mo	$120,000	$118	61
807 Albemarle St	0.33mi	3/1.5 (+1)	1,252 (+10%)	3mo	$174,900	$140	58
1221 Felix St	0.65mi	3/1.0 (+1)	1,172 (+3%)	3mo	$114,900	$98	58
1921 Jones St	0.41mi	2/1.0	980 (-14%)	0mo	$30,000	$31	57
1806 N 22nd St	0.71mi	2/1.0	1,068 (-6%)	0mo	$123,900	$116	56
711 N 4th St	0.67mi	3/1.0 (+1)	1,098 (-4%)	4mo	$65,000	$59	54
1618 Savannah Ave	0.66mi	2/1.0	1,064 (-7%)	5mo	$74,000	$70	54
1831 Martha Ln	0.41mi	3/2.0 (+1)	1,250 (+10%)	3mo	$135,000	$108	53
604 N 6th St	0.62mi	3/1.5 (+1)	990 (-13%)	4mo	$105,000	$106	39
1426 N 3rd St	0.71mi	3/1.0 (+1)	972 (-15%)	2mo	$115,000	$118	36

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $922
• Equity at exit: $11,913

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $18,586
• Equity at exit: $6,908

Cash invested: $22,372 (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 64501

• Active inventory: 97
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $891 high
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $218

Break-even live

Break-even rent $615

Max offer price $79,900

Occupancy floor 71%

Sensitivity live

Price	-10% $263	-5% $241	+0% $218	+5% $196	+10% $173
Rent	-10% $148	-5% $183	+0% $218	+5% $253	+10% $289
Rate	-1.0pp $258	-0.5pp $239	base $218	+0.5pp $197	+1.0pp $176

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	44d	1	0.42mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	44d	1	0.44mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	44d	1	0.50mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	44d	1	0.67mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	44d	1	0.71mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	44d	1	0.76mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	0.77mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	44d	1	0.85mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	44d	1	0.87mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$835	$0.93	44d	1	1.17mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	1.19mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	44d	1	1.46mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	44d	1	1.46mi
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	44d	1	1.46mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $79,900 Pending 27 DOM
2. 2026-06-03
   days on market $79,900 Active 24 DOM
3. 2026-06-02
   days on market $79,900 Active 23 DOM
4. 2026-06-01
   days on market $79,900 Active 22 DOM
5. 2026-05-31
   days on market $79,900 Active 21 DOM
6. 2026-05-30
   days on market $79,900 Active 20 DOM
7. 2026-05-10
   listed $79,900 Active 305-char remark
8. 2009-12-08
   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: $401 · $33/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$374/yr (+$31/mo · 93.1%)

ⓘ 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 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,693
• − Mortgage interest: −$4,476
• − Property taxes: −$401
• − Insurance: −$400
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,324
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,287/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
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 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: ▼ -150.20%
• Current HPI: 157.8706
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• 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

3 events — show timeline

• 2026-06-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-10 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2009-12-08 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $401 · +7.3% YoY. Source: county tax records.