2003 Holman St · St. Joseph, MO 64501

$79,000

None bd · 200.0 ba · 914 sqft · SingleFamily public records · 114 Days on market

Built 1912 6,969 sqft lot Est $152k · 48% under ↓ 12% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• 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

This listing includes 2 houses on the same parcel for one price of $89,000. 2003 Holman is in front and the back house at 1317 n 20th, gutted and ready for rehab. This property is close to Corby pond and the walking trails. Great investment opportunity.

Key facts

• Close to corby pond
• Walking trails
• 6,969 sq ft lot

Tags

• CLOSE TO CORBY POND
• WALKING TRAILS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a ?-bed/200.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $546 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $152,100
• List price: $79,000
• Delta: -48.06%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Holman St	0.05mi	3/1.0	955 (+4%)	8mo	$99,000	$104	64
1828 Holman St	0.10mi	2/1.0	948 (+4%)	10mo	$114,900	$121	61
1521 N 15th St	0.38mi	2/1.0	912 (-0%)	5mo	$169,900	$186	58
1921 Jones St	0.21mi	2/1.0	980 (+7%)	0mo	$30,000	$31	58
1607 Grand Ave	0.35mi	3/1.0	961 (+5%)	2mo	$100,000	$104	54
1901 Jones St	0.22mi	2/1.0	1,018 (+11%)	5mo	$120,000	$118	47
2009 Barkley Ln	0.10mi	2/1.0	800 (-12%)	10mo	$110,000	$138	46
1308 N 10th St	0.68mi	2/1.0	936 (+2%)	7mo	$150,000	$160	38
2312 Colhoun St	0.39mi	3/1.0	1,008 (+10%)	9mo	$97,500	$97	37
1015 Corby St	0.69mi	2/1.0	1,028 (+12%)	3mo	$75,000	$73	24
2401 N 12th St	0.75mi	1/1.0	832 (-9%)	9mo	$92,000	$111	23
1202 4th Ave	0.73mi	3/1.5	780 (-15%)	7mo	$124,900	$160	16

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $884
• Equity at exit: $11,779

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $18,341
• Equity at exit: $6,830

Cash invested: $22,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $897 high
• Mortgage (P&I): −$414
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $215

Break-even live

Break-even rent $625

Max offer price $79,000

Occupancy floor 71%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	43d	1	0.34mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	43d	1	0.70mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$835	$0.93	43d	1	0.74mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	43d	1	0.79mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	43d	1	0.88mi
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	43d	1	0.89mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	43d	1	0.90mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	1.07mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	43d	1	1.13mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	43d	1	1.13mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	43d	1	1.50mi

Listing history 22 events

1. 2026-06-19
   days on market $79,000 Active 114 DOM
2. 2026-06-18
   days on market $79,000 Active 113 DOM
3. 2026-06-17
   days on market $79,000 Active 112 DOM
4. 2026-06-16
   days on market $79,000 Active 111 DOM
5. 2026-06-15
   days on market $79,000 Active 110 DOM
6. 2026-06-14
   days on market $79,000 Active 108 DOM
7. 2026-06-12
   days on market $79,000 Active 107 DOM
8. 2026-06-09
   days on market $79,000 Active 104 DOM
9. 2026-06-08
   days on market $79,000 Active 103 DOM
10. 2026-06-07
    days on market $79,000 Active 102 DOM
11. 2026-06-03
    days on market $79,000 Active 98 DOM
12. 2026-06-02
    days on market $79,000 Active 97 DOM
13. 2026-06-01
    days on market $79,000 Active 96 DOM
14. 2026-05-31
    days on market $79,000 Active 95 DOM
15. 2026-05-30
    days on market $79,000 Active 94 DOM
16. 2026-04-09
    price $79,000 253-char remark

    Show marketing remark (253 chars)

    This listing includes 2 houses on the same parcel for one price of $89,000. 2003 Holman is in front and the back house at 1317 n 20th, gutted and ready for rehab. This property is close to Corby pond and the walking trails. Great investment opportunity.

17. 2026-02-25
    listed $89,000 Active 253-char remark

    Show marketing remark (253 chars)

    This listing includes 2 houses on the same parcel for one price of $89,000. 2003 Holman is in front and the back house at 1317 n 20th, gutted and ready for rehab. This property is close to Corby pond and the walking trails. Great investment opportunity.

18. 2024-06-13
    historical
19. 2024-04-22
    price $79,900
20. 2024-04-05
    price $84,900
21. 2024-03-06
    listed $90,000 Active
22. 2000-09-29
    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: $557 · $46/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$209/yr (+$17/mo · 37.6%)

ⓘ 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: $10,767
• − Mortgage interest: −$4,425
• − Property taxes: −$557
• − Insurance: −$395
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$2,298
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,254/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

-12.2% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-22 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2024-04-05 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-06 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2000-09-29 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $557 · +9.3% YoY. Source: county tax records.