2418 S 17th St · St. Joseph, MO 64503

$112,125

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 52 Days on market

Built 1917 6,000 sqft lot $94/sqft · at area comps Est $111k · at est.

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Why this score? — see what drove the D 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 +17.3/30.0
• ARV discount +7.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.7/10.0
• 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

This three-bedroom, one-bath home features durable laminate flooring throughout, offering low maintenance and lasting appeal. A solid, income-producing property ready to generate returns from day one. Turn-key investment opportunity with reliable, long-term tenants already in place.

Key facts

• 6,000 sq ft lot
• Built 1917
• Listed 51 days

Property features AI

Finance

• Financial info: Annual tax reported
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Faces east
• Construction: Frame construction; Composition roof; Has unfinished basement
• Exterior features: Not in a flood plain

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $82 ($984/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 $97k (13.2% below list).
• Recommended offer: $97k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 D — 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: Parkway Elem. (math 33% / reading 40%, grade F, #656 of 1,115 statewide, top 59%, 379 students, 99% FRL); Truman Middle (math 17% / reading 27%, grade F, #332 of 391 statewide, top 86%, 482 students, 99% FRL); Central High (math 28% / reading 50%, grade F, #287 of 521 statewide, top 55%, 1,728 students, 40% FRL) — zoned schools average 80% FRL vs 53% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $775 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

• It's been on market 52 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,312 (13.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $110,790
• List price: $112,125
• Delta: 1.21%
• 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
2306 S 19th St	0.17mi	3/1.0	1,280 (+7%)	2mo	$118,900	$93	78
1626 S 12th St	0.63mi	3/1.0	1,227 (+3%)	2mo	$129,900	$106	64
2819 S 22nd St	0.47mi	2/1.0 (-1)	1,241 (+4%)	5mo	$109,900	$89	62
1607 S 14th St	0.58mi	3/1.5	1,134 (-5%)	1mo	$133,900	$118	62
2205 Vories St	0.47mi	4/1.5 (+1)	1,232 (+3%)	4mo	$100,000	$81	62
2326 South 19th St	0.15mi	2/1.0 (-1)	1,336 (+12%)	7mo	$129,000	$97	62
1336 S 17th St	0.70mi	3/1.0	1,156 (-3%)	2mo	$144,900	$125	61
2423 S 17th St	0.04mi	2/1.0 (-1)	1,024 (-14%)	10mo	$119,000	$116	61
2601 Commercial St	0.65mi	2/1.0 (-1)	1,212 (+2%)	3mo	$169,000	$139	59
1622 S 22nd St	0.63mi	4/2.0 (+1)	1,304 (+9%)	7mo	$125,000	$96	40
1321 S 17th St	0.73mi	2/1.0 (-1)	1,040 (-13%)	1mo	$55,000	$53	39
1816 S 20th St	0.48mi	2/2.0 (-1)	1,020 (-14%)	8mo	$165,000	$162	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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-12,984
• Equity at exit: $16,718

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,739
• Equity at exit: $9,695

Cash invested: $31,395 (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: 91
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$588
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $82

Break-even live

Break-even rent $869

Max offer price $112,125

Occupancy floor 87%

Sensitivity live

Price	-10% $146	-5% $114	+0% $82	+5% $50	+10% $19
Rent	-10% $5	-5% $44	+0% $82	+5% $120	+10% $159
Rate	-1.0pp $138	-0.5pp $111	base $82	+0.5pp $53	+1.0pp $23

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: $28,031
• Closing costs: $3,364
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	45d	1	0.44mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	45d	1	0.74mi
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	45d	1	0.85mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	45d	1	0.85mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	45d	1	0.85mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	45d	1	1.08mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	45d	1	1.45mi

Listing history 20 events

1. 2026-06-22
   days on market $112,125 Active 52 DOM
2. 2026-06-19
   days on market $112,125 Active 49 DOM
3. 2026-06-18
   days on market $112,125 Active 48 DOM
4. 2026-06-17
   days on market $112,125 Active 47 DOM
5. 2026-06-16
   days on market $112,125 Active 46 DOM
6. 2026-06-15
   days on market $112,125 Active 45 DOM
7. 2026-06-14
   days on market $112,125 Active 43 DOM
8. 2026-06-12
   days on market $112,125 Active 42 DOM
9. 2026-06-09
   days on market $112,125 Active 39 DOM
10. 2026-06-08
    days on market $112,125 Active 38 DOM
11. 2026-06-07
    days on market $112,125 Active 37 DOM
12. 2026-06-03
    days on market $112,125 Active 33 DOM
13. 2026-06-02
    days on market $112,125 Active 32 DOM
14. 2026-06-01
    pricedays on market $112,125 Active 31 DOM
15. 2026-05-31
    days on market $115,000 Active 30 DOM
16. 2026-05-30
    days on market $115,000 Active 29 DOM
17. 2026-05-01
    listed $115,000 Active 283-char remark
18. 2015-02-17
    historical
19. 2014-08-18
    listed $30,000
20. 2003-10-06
    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: $624 · $52/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$463/yr (+$39/mo · 74.2%)

ⓘ 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 1/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,677
• − Mortgage interest: −$6,281
• − Property taxes: −$624
• − Insurance: −$561
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$3,262
• Taxable loss: −$918
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,205/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

+273.8% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $112,125 Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2015-02-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-08-18 Listed $30,000 Heartland MLS as Distributed by MLS Grid
• 2003-10-06 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $624 · +54.9% YoY. Source: county tax records.