1208 N 10th St · St. Joseph, MO 64501

$70,000

4 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 35 Days on market

Built 1902 0.28 ac lot $51/sqft · 47% below area Est $131k · 47% under ↓ 7% since listing

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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

This 4 Bedroom, 2 Bathroom home is the perfect investment property for those looking to give it their own personal touch, make a rental, or to use as their next flip property. The property has a detached garage and an additional concrete slab on the lower lot that is currently used as a basketball court.

Key facts

• 0.28 acre lot
• Garage
• Built 1902

Property features AI

Finance

• Other: Property listed by RE/MAX PROFESSIONALS
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story floor plan; Residential property
• Construction: Composition roof; Construction materials: Other; Has basement; Home age: 101 years or older
• Exterior features: Lot approximately 12,197 sq ft

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (main and second levels)
• Bathrooms: 2 full bathrooms (main and second levels)
• Heating & cooling: Heating: Other; Cooling: Other (has cooling)
• Interior features: Formal dining area; Unfinished basement; One fireplace
• Laundry & utility: Laundry on upper/second level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 97 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.60%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $131,171
• List price: $70,000
• Delta: -46.63%
• 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
1024 Lincoln St	0.08mi	3/1.0 (-1)	1,372 (-1%)	0mo	$99,900	$73	85
807 Albemarle St	0.11mi	3/1.5 (-1)	1,252 (-10%)	3mo	$174,900	$140	69
1016 N 11th St	0.13mi	3/1.0 (-1)	1,548 (+12%)	3mo	$154,000	$99	63
1030 Douglas St	0.41mi	3/2.0 (-1)	1,484 (+7%)	4mo	$210,000	$142	60
515 N 11th St	0.42mi	3/1.0 (-1)	1,340 (-3%)	10mo	$39,000	$29	58
2015 Barkley Ln	0.71mi	4/1.0	1,394 (+1%)	6mo	$149,900	$108	57
1620 Buchanan Ave	0.56mi	5/2.0 (+1)	1,320 (-5%)	6mo	$202,500	$153	56
1111 N 18th St	0.51mi	3/1.0 (-1)	1,479 (+7%)	1mo	$85,000	$57	55
1831 Martha Ln	0.62mi	3/2.0 (-1)	1,250 (-10%)	3mo	$135,000	$108	47
720 N 20th St	0.70mi	3/1.0 (-1)	1,296 (-6%)	9mo	$120,000	$93	40
1321 N 20th St	0.71mi	3/2.0 (-1)	1,248 (-10%)	7mo	$99,900	$80	39
1718 Main St	0.64mi	3/1.0 (-1)	1,225 (-12%)	4mo	$157,400	$128	38

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $16,324
• Equity at exit: $10,437

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $49,835
• Equity at exit: $6,052

Cash invested: $19,600 (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 64501

• Active inventory: 97
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $434

Break-even live

Break-even rent $573

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.80mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	43d	1	1.38mi

Listing history 17 events

1. 2026-06-13
   status $70,000 Pending 35 DOM
2. 2026-06-12
   days on market $70,000 Active 35 DOM
3. 2026-06-09
   days on market $70,000 Active 32 DOM
4. 2026-06-08
   days on market $70,000 Active 31 DOM
5. 2026-06-07
   days on market $70,000 Active 30 DOM
6. 2026-06-03
   days on market $70,000 Active 26 DOM
7. 2026-06-02
   days on market $70,000 Active 25 DOM
8. 2026-06-01
   days on market $70,000 Active 24 DOM
9. 2026-05-31
   days on market $70,000 Active 23 DOM
10. 2026-05-30
    days on market $70,000 Active 22 DOM
11. 2026-05-08
    listed $85,000 Active 305-char remark
12. 2026-05-07
    historical $85,000 305-char remark
13. 2026-04-27
    status Pending
14. 2026-04-27
    listed $75,000 Active
15. 2026-04-27
    historical
16. 2023-04-20
    soldstatus
17. 2000-10-30
    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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $13,477
• − Mortgage interest: −$3,921
• − Property taxes: −$679
• − Insurance: −$350
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,036
• Taxable income: $4,335
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $4,173/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

-6.7% since first listed

9 events — show timeline

• 2026-06-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-20 Sold (Public Records) — Public Records
• 2000-10-30 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $679 · +6.3% YoY. Source: county tax records.