3112 Hampton Rd · St. Joseph, MO 64505

$129,900

3 bd · 2.5 ba · 1,196 sqft · SingleFamily public records · 77 Days on market

Built 1985 0.78 ac lot $109/sqft · at area comps Est $197k · 34% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RAISED RANCH WITH 3 BEDROOMS, 2.5 BATHROOMS, FINISHED BASEMENT, PARTIALLY FENCED YARD, 2 CAR ATTACHED GARAGE, CENTRALLY LOCATED, DECK OF THE KITCHEN FOR ENTERTAINING.

Key facts

• Centrally located
• Finished basement
• Deck of the kitchen

Tags

• FINISHED BASEMENT
• PARTIALLY FENCED YARD
• CENTRALLY LOCATED
• DECK OF THE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (28.5% below list).
• Recommended offer: $93k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 126 active listings in the ZIP; 3 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 $898 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 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,931 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.6

CMA / ARV

• ARV (median comp): $197,370
• List price: $129,900
• Delta: -34.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2327 Goff Ave	0.53mi	3/1.0	1,200 (+0%)	1mo	$199,000	$166	68
1511 6th Ave	0.29mi	3/1.0	1,284 (+7%)	2mo	$135,000	$105	67
709 Randolph St	0.58mi	4/2.0 (+1)	1,200 (+0%)	11mo	$189,900	$158	56
1805 6th Ave	0.28mi	2/1.5 (-1)	1,345 (+12%)	1mo	$190,000	$141	56
3123 N 10th St	0.42mi	2/1.0 (-1)	1,288 (+8%)	3mo	$95,000	$74	54
1012 Logan St	0.42mi	3/2.0	1,373 (+15%)	1mo	$139,900	$102	53
1101 Myrtle Ave	0.61mi	2/1.5 (-1)	1,249 (+4%)	3mo	$350,000	$280	53
2114 Eugene Field Ave	0.47mi	2/2.0 (-1)	1,272 (+6%)	10mo	$215,000	$169	53
521 Madison St	0.68mi	3/2.0	1,296 (+8%)	9mo	$179,900	$139	44
2915 Saint Joseph Ave	0.42mi	2/1.0 (-1)	1,040 (-13%)	10mo	$110,000	$106	40
1806 N 22nd St	0.69mi	2/1.0 (-1)	1,068 (-11%)	0mo	$123,900	$116	39
2219 Marion St	0.53mi	3/1.0	1,026 (-14%)	11mo	$190,000	$185	37

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-29,851
• Equity at exit: $19,369

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-37,332
• Equity at exit: $11,231

Cash invested: $36,372 (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 64505

• Active inventory: 126
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-138

Break-even live

Break-even rent $1,104

Max offer price $105,491

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-101	+0% $-138	+5% $-175	+10% $-212
Rent	-10% $-212	-5% $-175	+0% $-138	+5% $-101	+10% $-65
Rate	-1.0pp $-73	-0.5pp $-105	base $-138	+0.5pp $-172	+1.0pp $-206

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	1.29mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	44d	1	1.39mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	44d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 77 DOM
2. 2026-06-18
   days on market $129,900 Active 76 DOM
3. 2026-06-17
   days on market $129,900 Active 75 DOM
4. 2026-06-16
   days on market $129,900 Active 74 DOM
5. 2026-06-16
   price $129,900 Active 73 DOM
6. 2026-06-15
   days on market $139,900 Active 73 DOM
7. 2026-06-14
   days on market $139,900 Active 71 DOM
8. 2026-06-12
   days on market $139,900 Active 70 DOM
9. 2026-06-09
   days on market $139,900 Active 67 DOM
10. 2026-06-08
    days on market $139,900 Active 66 DOM
11. 2026-06-07
    days on market $139,900 Active 65 DOM
12. 2026-06-03
    days on market $139,900 Active 61 DOM
13. 2026-06-02
    days on market $139,900 Active 60 DOM
14. 2026-06-01
    days on market $139,900 Active 59 DOM
15. 2026-05-31
    days on market $139,900 Active 58 DOM
16. 2026-05-30
    days on market $139,900 Active 57 DOM
17. 2026-04-03
    listed $139,900 Active 166-char remark

    Show marketing remark (166 chars)

    RAISED RANCH WITH 3 BEDROOMS, 2.5 BATHROOMS, FINISHED BASEMENT, PARTIALLY FENCED YARD, 2 CAR ATTACHED GARAGE, CENTRALLY LOCATED, DECK OF THE KITCHEN FOR ENTERTAINING.

18. 1999-05-12
    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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $11,152
• − Mortgage interest: −$7,276
• − Property taxes: −$1,644
• − Insurance: −$650
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$3,779
• Taxable loss: −$3,981
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $-703/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): 13,875

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 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: ▼ -139.45%
• Current HPI: 207.1403
• 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

• 2026-04-03 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 1999-05-12 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,644 · +6.1% YoY. Source: county tax records.