3030 Angelique St · St. Joseph, MO 64501

$99,000

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 5 Days on market

Built 1917 5,439 sqft lot Est $162k · 39% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• 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 MLS

Great investment opportunityTenants would like to stayIncome of $725/monthOwner/broker

Key facts

• Quiet neighborhood
• Off-street parking
• 5,439 sq ft lot

Tags

• OFF-STREET PARKING
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 8.8% 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 C — 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; 6 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 $684 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $99,000

Questions for the listing agent

1. Built in 1917 — 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: 1.04% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $162,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 E Meadow Ln	0.24mi	3/2.0	1,325 (+0%)	0mo	$205,000	$155	84
3004 Messanie St	0.09mi	2/1.0 (-1)	1,138 (-14%)	2mo	$124,900	$110	66
3117 Sylvanie St	0.12mi	3/2.0	1,120 (-15%)	3mo	$189,900	$170	63
3518 Lafayette St	0.70mi	3/1.5	1,307 (-1%)	2mo	$140,000	$107	62
3416 Mitchell Ave	0.75mi	3/1.0	1,348 (+2%)	1mo	$147,000	$109	60
2906 Lafayette St	0.41mi	3/2.0	1,165 (-12%)	2mo	$145,000	$124	56
414 Birch St	0.49mi	3/2.0	1,430 (+8%)	4mo	$279,900	$196	56
3223 Penn St	0.54mi	3/1.0	1,140 (-14%)	1mo	$156,000	$137	52
3214 Penn St	0.54mi	3/1.5	1,500 (+14%)	3mo	$149,900	$100	47
2623 Faraon St	0.64mi	2/1.0 (-1)	1,165 (-12%)	3mo	$139,900	$120	44
2807 Faraon St	0.52mi	4/2.0 (+1)	1,504 (+14%)	1mo	$184,500	$123	42
2406 Edmond St	0.70mi	3/1.0	1,496 (+14%)	4mo	$169,000	$113	41

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,105
• Equity at exit: $14,761

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,869
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $204

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $260	-5% $232	+0% $204	+5% $176	+10% $148
Rent	-10% $122	-5% $163	+0% $204	+5% $244	+10% $285
Rate	-1.0pp $253	-0.5pp $229	base $204	+0.5pp $178	+1.0pp $152

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	44d	1	0.09mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	44d	1	0.79mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	44d	1	1.02mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	44d	1	1.08mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	44d	1	1.12mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	1.39mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-11
   listed $99,000 Active
3. 2014-10-14
   soldstatus 86-char remark

   Show marketing remark (86 chars)

   Great investment opportunityTenants would like to stayIncome of $725/monthOwner/broker

4. 2014-10-14
   soldstatus

   Show marketing remark (86 chars)

   Great investment opportunityTenants would like to stayIncome of $725/monthOwner/broker

5. 2014-08-18
   listed $45,000 86-char remark

   Show marketing remark (86 chars)

   Great investment opportunityTenants would like to stayIncome of $725/monthOwner/broker

6. 2013-04-15
   soldstatus
7. 2012-12-18
   soldstatus 395-char remark

   Show marketing remark (395 chars)

   Enclosed front porch, large living room, possible lower level rec room, lower level mostly finished, fenced backyard. Please allow 2-3 business days for seller response. Cash transaction must include Deed Restriction language-Grantees or purchase may not re-sell, record additional conveyance document or transfer title within 60 days following Grantor's execution of Deed--Lockbox on back door.

8. 2012-10-23
   listed $27,900 395-char remark

   Show marketing remark (395 chars)

   Enclosed front porch, large living room, possible lower level rec room, lower level mostly finished, fenced backyard. Please allow 2-3 business days for seller response. Cash transaction must include Deed Restriction language-Grantees or purchase may not re-sell, record additional conveyance document or transfer title within 60 days following Grantor's execution of Deed--Lockbox on back door.

9. 2003-08-04
   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: $572 · $48/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$388/yr (+$32/mo · 67.9%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,330
• − Mortgage interest: −$5,546
• − Property taxes: −$572
• − Insurance: −$495
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,880
• Taxable income: $864
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,236/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

+254.8% since first listed

9 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2014-10-14 Sold (Public Records) — Public Records
• 2014-10-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-08-18 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2013-04-15 Sold (Public Records) — Public Records
• 2012-12-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-10-23 Listed $27,900 Heartland MLS as Distributed by MLS Grid
• 2003-08-04 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2024): $572 · +24.1% YoY. Source: county tax records.