624 School St · Jefferson City, MO 65101

$185,000

4 bd · 2.0 ba · 1,716 sqft · MultiFamily public records · 16 Days on market

Built 1910 3,484 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 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 MLS

4 side brick duplex in Jefferson City. Lower unit is a 1 bedroom, 1 bath and leases for $450. Upstairs unit is a 2 bedroom, 1 bath and is leased for $500. Upstairs unit has the possibility of adding an additional bedroom and bathroom on third floor. Plumbing for the bathroom is ran upstairs. Laundry hookups in both units. Tenants pay electric, gas, and trash. Landlord pays water, sewer, insurance, taxes, and grounds care. Many updates have been done and property has been well maintained. Property is located in the flood zone.

Key facts

• Well maintained
• 4 side brick duplex
• 3,484 sq ft lot

Tags

• 4 SIDE BRICK DUPLEX
• POSSIBILITY OF ADDING BEDROOM
• PLUMBING FOR BATHROOM
• LAUNDRY HOOKUPS IN BOTH UNITS
• WELL MAINTAINED

Property features AI

Finance

• Financial info: Actual rent example: $850 for a 2-bedroom unit

Exterior

• Parking: Open parking; On-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Residential income property
• Construction: Brick construction
• Exterior features: Brick exterior; Zoned RA-2

Interior

• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Flooring: Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Wood flooring; Interior-entry basement; Updated/remodeled condition

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative. Per door: $-355/mo.
• To cash-flow at today's rent, offer at most $59k (67.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (43.2% below list).
• Recommended offer: $59k (67.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.7% in Jefferson City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,480 (67.8% 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. 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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.
10. 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.
11. 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: 0.57% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 14.7

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: -48.4%
• Equity multiple: -0.45×
• Total profit: $-75,056
• Equity at exit: $27,584

10-year hold

• IRR: -92.3%
• Equity multiple: -1.37×
• Total profit: $-122,913
• Equity at exit: $15,995

Cash invested: $51,800 (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: 29.4×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$77
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-711

Break-even live

Break-even rent $1,949

Max offer price $59,480

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$525
1× unit	2	1	$525
Total (2 units)			$1,050

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $185,000 Active 16 DOM
2. 2026-06-18
   days on market $185,000 Active 15 DOM
3. 2026-06-17
   days on market $185,000 Active 14 DOM
4. 2026-06-16
   days on market $185,000 Active 13 DOM
5. 2026-06-15
   days on market $185,000 Active 12 DOM
6. 2026-06-14
   days on market $185,000 Active 10 DOM
7. 2026-06-13
   days on market $185,000 Active 9 DOM
8. 2026-06-10
   days on market $185,000 Active 7 DOM
9. 2026-06-09
   days on market $185,000 Active 6 DOM
10. 2026-06-08
    days on market $185,000 Active 5 DOM
11. 2026-06-07
    days on market $185,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $185,000 Active 1 DOM

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,406/yr (+$117/mo · 361.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $12,600
• − Mortgage interest: −$10,363
• − Property taxes: −$389
• − Insurance: −$6,450
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$5,382
• Taxable loss: −$11,999
• Est. tax savings @ 24.0%: +$2,880
• After-tax cash flow: $-5,647/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

+363.7% since first listed

10 events — show timeline

• 2026-06-03 Listed $185,000 JCMLS
• 2022-12-05 Sold (Public Records) — Public Records
• 2022-12-01 Sold (MLS) — JCMLS
• 2022-11-11 Pending — JCMLS
• 2022-10-31 Price Changed $105,000 JCMLS
• 2022-10-24 Relisted — JCMLS
• 2022-10-03 Pending — JCMLS
• 2022-08-25 Listed $119,900 JCMLS
• 2017-01-11 Sold (MLS) — JCMLS
• 2016-12-13 Listed $39,900 JCMLS

Property tax history

-2.5%/yr

Latest (2025): $389 · +5.1% YoY. Source: county tax records.