922 S 15th St · St. Joseph, MO 64503

$134,000

5 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 36 Days on market

Built 1900 0.37 ac lot $107/sqft · 63% above area Est $150k · 11% under ↓ 11% since listing

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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 +24.8/30.0
• ARV discount +12.3/15.0
• DSCR +8.1/10.0
• 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

Spacious and full of potential, this 5-bedroom, 2-bath home in the heart of St. Joseph sits on a rare double lot, offering extra outdoor space for entertaining, gardening, pets, or future possibilities. Inside, the main level features an open-concept layout connecting the living room, dining area, and kitchen—ideal for everyday living and gathering with family and friends. You'll also find two bedrooms, a full bath, and a convenient laundry/mud room on the main floor. Upstairs offers three additional bedrooms and a second full bathroom, providing flexible space for guests, a home office, or hobbies. Additional highlights include a 512 sq ft attached garage and a newer roof. If you&rsq

Key facts

• Laundry mud room
• Attached garage
• Newer roof

Tags

• DOUBLE LOT
• OPEN-CONCEPT LAYOUT
• LAUNDRY MUD ROOM
• ATTACHED GARAGE
• NEWER ROOF

Property features AI

Finance

• Other: Not in a flood plain; Property age: 101 years or more

Exterior

• Parking: Covered off-street parking; 4-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Above-grade finished area approximately 2,292 (agent provided)
• Construction: Vinyl siding; Composition roof
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (3 on upper level, 2 on main level)
• Flooring: Wood
• Bathrooms: 2 full bathrooms (distribution across main and upper levels)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Wood flooring throughout; Enclosed porch; Family room on main level; Main floor bedroom
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• 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: 89 active listings in the ZIP; 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 $926 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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 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: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $149,894
• List price: $134,000
• Delta: -10.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 S 21st St	0.43mi	4/2.0 (-1)	1,292 (+3%)	2mo	$164,000	$127	68
1622 S 22nd St	0.61mi	4/2.0 (-1)	1,304 (+4%)	7mo	$125,000	$96	54
1203 S 18th St	0.27mi	4/1.5 (-1)	1,167 (-7%)	21mo	$28,000	$24	51
2403 Duncan St	0.74mi	4/1.5 (-1)	1,085 (-14%)	13mo	$160,000	$147	25

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,603
• Equity at exit: $19,980

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $20,048
• Equity at exit: $11,586

Cash invested: $37,520 (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: 89
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $285

Break-even live

Break-even rent $1,029

Max offer price $134,000

Occupancy floor 74%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $134,000 Active 36 DOM
2. 2026-06-18
   days on market $134,000 Active 35 DOM
3. 2026-06-17
   days on market $134,000 Active 34 DOM
4. 2026-06-16
   days on market $134,000 Active 33 DOM
5. 2026-06-16
   price $134,000 Active 32 DOM
6. 2026-06-15
   days on market $149,000 Active 32 DOM
7. 2026-06-14
   days on market $149,000 Active 30 DOM
8. 2026-06-12
   days on market $149,000 Active 29 DOM
9. 2026-06-09
   days on market $149,000 Active 26 DOM
10. 2026-06-08
    days on market $149,000 Active 25 DOM
11. 2026-06-07
    days on market $149,000 Active 24 DOM
12. 2026-06-03
    days on market $149,000 Active 20 DOM
13. 2026-06-02
    days on market $149,000 Active 19 DOM
14. 2026-06-01
    days on market $149,000 Active 18 DOM
15. 2026-05-31
    days on market $149,000 Active 17 DOM
16. 2026-05-30
    days on market $149,000 Active 16 DOM
17. 2026-05-14
    listed $149,000 Active 807-char remark
18. 2025-06-05
    historical
19. 2025-02-25
    price $130,000
20. 2025-02-25
    status Active
21. 2025-02-25
    historical
22. 2025-02-09
    price $130,000
23. 2025-01-09
    historical
24. 2024-12-28
    listed $150,000 Active
25. 2024-12-23
    listed $150,000 Active
26. 2023-09-26
    historical
27. 2023-09-22
    price $139,900
28. 2023-08-09
    listed $149,900 Active
29. 2010-10-04
    soldstatus
30. 1965-12-29
    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: $650 · $54/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$650/yr (+$54/mo · 100.0%)

ⓘ 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: $16,676
• − Mortgage interest: −$7,506
• − Property taxes: −$650
• − Insurance: −$670
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,898
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,113/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

-10.6% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $134,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-02-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-09 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-28 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-23 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-22 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-09 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2010-10-04 Sold (Public Records) — Public Records
• 1965-12-29 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $650 · +6.5% YoY. Source: county tax records.