202 E Mccarty St · Jefferson City, MO 65101

$124,900

4 bd · 2.0 ba · 2,382 sqft · MultiFamily public records · 73 Days on market

Built 1915 1,742 sqft lot

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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
• 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: 3 units. 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

Located in the heart of historic downtown Jefferson City, this 1915 multi-family property at 202 E McCarty St offers abundant character, architectural charm, and exceptional investment potential. Rich in historical detail, the home features original wood trim, pocket doors, and timeless craftsmanship rarely found in modern construction. Currently configured as a three-unit property, the building offers multiple possibilities for investors, entrepreneurs, or buyers seeking a flexible property with strong upside potential. With 2,382 total square feet, the structure includes 1,632 above grade and 750 below grade, providing generous interior space across three separate units. Unit A (Upper Lev

Key facts

• Original wood trim
• Three-unit property
• Pocket doors

Tags

• ORIGINAL WOOD TRIM
• POCKET DOORS
• THREE-UNIT PROPERTY
• THIRD-FLOOR ATTIC AREA
• SEPARATELY METERED ELECTRICITY
• FIBER INTERNET SERVICE

Property features AI

Finance

• Other: Total finished area reported (above and below grade) and building size available
• Financial info: Multiple rental units with reported actual rents: 1-bedroom units reported at $500, $450, $450, $500; 3-bedroom units reported at $650, $650

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Condition: fixer; Zoned C-3
• Construction: Built with brick, stone, stucco, vinyl siding and wood siding
• Exterior features: Deck; Patio

Interior

• Bedrooms: Multiple units including several 1-bedroom and 3-bedroom units
• Flooring: Wood
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Central air; Forced air heating (natural gas and electric); Has heating
• Interior features: Wood flooring; Basement with interior entry and walk-out access; No fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $741/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.03% ✓
• Cap rate: 27.65%
• Cash-on-cash: 76.27%
• DSCR: 4.39
• GRM: 2.8

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: 76.2%
• Equity multiple: 4.47×
• Total profit: $121,326
• Equity at exit: $18,623

10-year hold

• IRR: 79.9%
• Equity multiple: 9.23×
• Total profit: $287,930
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,783 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $2,223

Break-even live

Break-even rent $969

Max offer price $124,900

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$3,783
Total (3 units)			$3,783

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $124,900 Active 73 DOM
2. 2026-06-18
   days on market $124,900 Active 72 DOM
3. 2026-06-17
   days on market $124,900 Active 71 DOM
4. 2026-06-16
   days on market $124,900 Active 70 DOM
5. 2026-06-15
   days on market $124,900 Active 69 DOM
6. 2026-06-14
   days on market $124,900 Active 67 DOM
7. 2026-06-13
   days on market $124,900 Active 66 DOM
8. 2026-06-10
   days on market $124,900 Active 64 DOM
9. 2026-06-09
   days on market $124,900 Active 63 DOM
10. 2026-06-08
    days on market $124,900 Active 62 DOM
11. 2026-06-07
    days on market $124,900 Active 61 DOM
12. 2026-06-05
    days on market $124,900 Active 58 DOM
13. 2026-06-03
    days on market $124,900 Active 57 DOM
14. 2026-06-02
    days on market $124,900 Active 56 DOM
15. 2026-06-01
    days on market $124,900 Active 55 DOM
16. 2026-05-31
    days on market $124,900 Active 54 DOM
17. 2026-05-30
    days on market $124,900 Active 53 DOM
18. 2026-04-07
    listed $124,900 Active
19. 2019-06-03
    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: $705 · $59/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$506/yr (+$42/mo · 71.7%)

ⓘ 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 5/10 Major 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: $45,396
• − Mortgage interest: −$6,996
• − Property taxes: −$705
• − Insurance: −$624
• − Repairs & maintenance: −$3,632
• − Management: −$3,632
• − Depreciation: −$3,633
• Taxable income: $26,173
• Est. tax owed @ 24.0%: −$6,281
• After-tax cash flow: $20,392/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

2 events — show timeline

• 2026-04-07 Listed $124,900 JCMLS
• 2019-06-03 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $705 · +5.1% YoY. Source: county tax records.