808 Hickory St · St. Joseph, MO 64503

$20,000

1 bd · 1.0 ba · 731 sqft · SingleFamily public records · 2 Days on market

Built 1897 0.37 ac lot ↓ 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

must call agent to show

Key facts

• 0.37 acre lot
• Built 1897
• Listed 2 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Estimated 101+ years old
• Exterior features: Lot approximately 0.37 acres; Located inside city limits

Interior

• Bedrooms: 1 bedroom
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Raised ranch floor plan; Basement (other)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($656 rent vs $20k).
• Cap rate 28.4% 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.
• Zoned schools: Carden Park Elem (math 34% / reading 34%, grade F, #739 of 1,115 statewide, top 67%, 577 students, 100% FRL); Spring Garden Middle (math 19% / reading 25%, grade F, #332 of 391 statewide, top 86%, 474 students, 99% FRL); Benton High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 676 students, 44% FRL) — zoned schools average 81% FRL vs 53% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 11 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1897 — 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: 3.28% ✓
• Cap rate: 28.41%
• Cash-on-cash: 79.00%
• DSCR: 4.51
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $67,252
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 S 10th St	0.19mi	1/1.0	765 (+5%)	9mo	$7,900	$10	76
2501 S 11th St	0.25mi	2/1.0 (+1)	740 (+1%)	10mo	$68,000	$92	73
2531 S 13th St	0.35mi	2/1.0 (+1)	717 (-2%)	9mo	$82,000	$114	68
2502 S 15th St	0.45mi	2/1.0 (+1)	826 (+13%)	2mo	$56,000	$68	50
1616 S 10th St	0.47mi	2/1.0 (+1)	835 (+14%)	4mo	$35,000	$42	46
2409 S 17th St	0.58mi	2/1.0 (+1)	816 (+12%)	22mo	$110,000	$135	30

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: 79.1%
• Equity multiple: 4.62×
• Total profit: $20,255
• Equity at exit: $2,982

10-year hold

• IRR: 82.6%
• Equity multiple: 9.56×
• Total profit: $47,940
• Equity at exit: $1,729

Cash invested: $5,600 (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 64503

• Active inventory: 91
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $656 high
• Mortgage (P&I): −$105
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$138
• Net cashflow: $369

Break-even live

Break-even rent $190

Max offer price $20,000

Occupancy floor 39%

Sensitivity live

Price	-10% $380	-5% $374	+0% $369	+5% $363	+10% $357
Rent	-10% $317	-5% $343	+0% $369	+5% $395	+10% $420
Rate	-1.0pp $379	-0.5pp $374	base $369	+0.5pp $363	+1.0pp $358

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S 11th St Apt 445 St Joseph, MO	—	1.0	417	$616	$1.48	45d	1	0.64mi
1300 S 11th St Apt 640 St Joseph, MO	—	1.0	438	$672	$1.53	45d	1	0.64mi
1300 S 11th St Apt 646 St Joseph, MO	—	1.0	417	$578	$1.39	45d	1	0.64mi
1300 S 11th St Apt 644 St Joseph, MO	—	1.0	417	$595	$1.43	45d	1	0.64mi
1300 S 11th St Unit 642 St Joseph, MO	—	1.0	417	$589	$1.41	45d	1	0.64mi
1300 S 11th St Unit 038 St Joseph, MO	—	1.0	485	$718	$1.48	45d	1	0.64mi
1300 S 11th St Saint Joseph, MO	—	1.0	417	$625	$1.50	45d	1	0.64mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	45d	1	0.90mi
826 S 14th St Saint Joseph, MO	—	1.0	500	$589	$1.18	45d	1	0.97mi
2509 Duncan St Unit 308 St Joseph, MO	—	1.0	440	$730	$1.66	45d	1	1.15mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$828	$1.38	45d	1	1.34mi

Listing history 6 events

1. 2026-05-22
   listed $20,000 Active
2. 2016-04-26
   historical
3. 2016-03-01
   historical 23-char remark

   Show marketing remark (23 chars)

   must call agent to show

4. 2015-12-18
   listed $40,000
5. 2015-03-12
   listed $40,000 23-char remark

   Show marketing remark (23 chars)

   must call agent to show

6. 1961-02-17
   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: $439 · $37/mo
• Projected year-2 tax: $439 · $37/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $7,875
• − Mortgage interest: −$1,120
• − Property taxes: −$439
• − Insurance: −$100
• − Repairs & maintenance: −$630
• − Management: −$630
• − Depreciation: −$582
• Taxable income: $4,374
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,374/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

-50.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $20,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-03-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-12-18 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-12 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 1961-02-17 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $439 · +5.0% YoY. Source: county tax records.