106 Lafayette St · Jefferson City, MO 65101

$265,000

2 bd · 2.0 ba · 2,036 sqft · MultiFamily public records · 30 Days on market

Built 1920 2,820 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Discover the perfect opportunity to let your property pay for itself! This downtown multi-family property features two separate 3-bedroom, 1-bathroom units, making it the ultimate setup for house hacking. Move right into the fully furnished upstairs unit on closing day without lifting a finger. Meanwhile, complete the ongoing remodel of the downstairs unit to your exact style specifications. Once finished, rent out the second unit to completely offset or eliminate your monthly mortgage payment. Situated directly across from the historic Missouri State Penitentiary redevelopment district, you will be living in--and owning--one of the most anticipated areas in town. Enjoy downtown walkability

Key facts

• Downtown walkability
• Urban amenities
• Ongoing remodel

Tags

• FULLY FURNISHED UPSTAIRS UNIT
• ONGOING REMODEL
• DOWNTOWN WALKABILITY
• URBAN AMENITIES

Property features AI

Finance

• Other: Annual tax amount listed (financial detail excluded from primary features summary)
• Financial info: Property is residential income with reported actual rents: one unit at $800 and another at $1,500

Exterior

• Parking: Off-street parking; On-street parking; Basement parking/parking access
• Utilities: Public water; Public sewer
• Home design: Residential income property; Lot dimensions approximately 30 x 94; Zoned RA-2
• Construction: Brick and vinyl siding exterior; Above-grade and below-grade finished areas listed (total building finished area reported)
• Exterior features: Deck

Interior

• Kitchen: No specific kitchen appliance details available
• Bedrooms: Two 3-bedroom units (each unit listed as 3 bedrooms)
• Bathrooms: Two full bathrooms (total listed: 2 full bathrooms)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: No fireplace; Walk-up basement access
• Laundry & utility: Laundry described as 'Other' (no additional details)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/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 $259k (2.2% below list).
• Recommended offer: $259k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.7% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,100 (2.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-12,115
• Equity at exit: $39,512

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $28,793
• Equity at exit: $22,912

Cash invested: $74,200 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,591 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $486

Break-even live

Break-even rent $1,976

Max offer price $265,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,590
Total (2 units)			$2,591

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $265,000 Active 30 DOM
2. 2026-06-18
   days on market $265,000 Active 29 DOM
3. 2026-06-17
   days on market $265,000 Active 28 DOM
4. 2026-06-16
   days on market $265,000 Active 27 DOM
5. 2026-06-15
   days on market $265,000 Active 26 DOM
6. 2026-06-14
   days on market $265,000 Active 24 DOM
7. 2026-06-13
   days on market $265,000 Active 23 DOM
8. 2026-06-10
   days on market $265,000 Active 21 DOM
9. 2026-06-09
   days on market $265,000 Active 20 DOM
10. 2026-06-08
    days on market $265,000 Active 19 DOM
11. 2026-06-07
    days on market $265,000 Active 18 DOM
12. 2026-06-05
    days on market $265,000 Active 15 DOM
13. 2026-06-03
    days on market $265,000 Active 14 DOM
14. 2026-06-02
    days on market $265,000 Active 13 DOM
15. 2026-06-01
    days on market $265,000 Active 12 DOM
16. 2026-05-31
    days on market $265,000 Active 11 DOM
17. 2026-05-30
    days on market $265,000 Active 10 DOM
18. 2026-05-20
    listed $265,000 Active
19. 2025-06-25
    price $795,000
20. 2025-04-18
    listed $855,000 Active

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,841/yr (+$153/mo · 252.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $31,092
• − Mortgage interest: −$14,844
• − Property taxes: −$729
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$7,709
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $5,470/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

Amenities A Commute A Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

-69.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $265,000 JCMLS
• 2025-06-25 Price Changed $795,000 HMMLS
• 2025-04-18 Listed $855,000 HMMLS

Property tax history

+2.7%/yr

Latest (2025): $729 · +5.4% YoY. Source: county tax records.