2527 S 13th St · St. Joseph, MO 64503

$74,900

2 bd · 1.0 ba · 753 sqft · SingleFamily public records · 22 Days on market

Built 1912 6,534 sqft lot $99/sqft · 12% below area Est $85k · 12% 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 +29.2/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Move-in ready, recently remodeled, and priced to sell—this is the kind of property that checks boxes for both homeowners and investors. This 2 bed, 1 bath home offers a clean, updated interior with an efficient layout that makes the most of its space. Whether you’re looking for an affordable first home or a low-maintenance rental, this property delivers immediate usability without the headache of ongoing projects. Inside, you’ll find updated finishes and a layout that feels simple, functional, and easy to live in. No major work needed—just move in or place a tenant and start collecting rent. Outside, the home features a storage shed for extra functionality—rare bonuses at this price point. The smaller footprint also means lower utility costs, easier upkeep, and less long-term maintenance. Why this property stands out: * Recently remodeled = no upfront renovation costs * Previously rented = proven income potential * Efficient 2BR layout = ideal for affordability or rental demand * Deck + storage shed = added usability without added cost * Smaller home = lower expenses, higher efficiency For investors, this is a straightforward, rent-ready opportunity in a price range where demand stays consistent. For homeowners, it’s a chance to own a clean, updated home for less than many rent payments. Opportunities like this don’t sit long—schedule your showing and take a look before it’s gone.

Key facts

• 6,534 sq ft lot
• Built 1912
• Listed 21 days

Property features AI

Finance

• Other: Lot size about 0.15 acres; Above-grade living area reported (753)
• Financial info: Annual tax amount reported

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; Located inside city limits
• Construction: Asbestos construction materials; Composition roof; Approximately 101+ years old
• Exterior features: Porch

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Bungalow floor plan; Unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 89 active listings in the ZIP; 3 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 $518 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (12%) 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $85,111
• List price: $74,900
• Delta: -0.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2531 S 13th St	0.02mi	2/1.0	717 (-5%)	9mo	$82,000	$114	84
2501 S 11th St	0.11mi	2/1.0	740 (-2%)	10mo	$68,000	$92	84
2502 S 15th St	0.11mi	2/1.0	826 (+10%)	2mo	$56,000	$68	77
2115 S 10th St	0.34mi	1/1.0 (-1)	765 (+2%)	9mo	$7,900	$10	70
2510 S 19th St	0.37mi	2/1.0	863 (+15%)	6mo	$42,000	$49	54
2810 S 20th St	0.51mi	2/1.0	706 (-6%)	17mo	$65,000	$92	52
1616 S 10th St	0.64mi	2/1.0	835 (+11%)	4mo	$35,000	$42	49
2510 S 22nd St	0.52mi	2/1.0	850 (+13%)	14mo	$55,000	$65	42
2003 S 17 St	0.45mi	3/2.0 (+1)	829 (+10%)	16mo	$125,000	$151	40
2820 S 24th St	0.72mi	2/1.0	844 (+12%)	10mo	$125,000	$148	38
2311 Atchison St	0.65mi	2/1.0	660 (-12%)	13mo	$59,900	$91	38
2803 S 24th St	0.73mi	2/1.0	840 (+12%)	14mo	$97,000	$115	35

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $4,511
• Equity at exit: $11,168

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $25,273
• Equity at exit: $6,476

Cash invested: $20,972 (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 64503

• Active inventory: 89
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $262

Break-even live

Break-even rent $559

Max offer price $74,900

Occupancy floor 66%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	44d	1	0.30mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	44d	1	0.84mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	1.10mi

Listing history 20 events

1. 2026-06-19
   days on market $74,900 Active 22 DOM
2. 2026-06-18
   days on market $74,900 Active 21 DOM
3. 2026-06-17
   days on market $74,900 Active 20 DOM
4. 2026-06-16
   days on market $74,900 Active 19 DOM
5. 2026-06-15
   days on market $74,900 Active 18 DOM
6. 2026-06-14
   days on market $74,900 Active 16 DOM
7. 2026-06-12
   pricedays on market $74,900 Active 15 DOM
8. 2026-06-09
   days on market $79,900 Active 12 DOM
9. 2026-06-08
   days on market $79,900 Active 11 DOM
10. 2026-06-07
    pricedays on market $79,900 Active 10 DOM
11. 2026-06-03
    days on market $84,900 Active 6 DOM
12. 2026-06-02
    days on market $84,900 Active 5 DOM
13. 2026-06-01
    days on market $84,900 Active 4 DOM
14. 2026-05-31
    days on market $84,900 Active 3 DOM
15. 2026-05-30
    days on market $84,900 Active 2 DOM
16. 2026-05-05
    listed $84,900 Active 1469-char remark

    Show marketing remark (1469 chars)

    Move-in ready, recently remodeled, and priced to sell—this is the kind of property that checks boxes for both homeowners and investors. This 2 bed, 1 bath home offers a clean, updated interior with an efficient layout that makes the most of its space. Whether you’re looking for an affordable first home or a low-maintenance rental, this property delivers immediate usability without the headache of ongoing projects. Inside, you’ll find updated finishes and a layout that feels simple, functional, and easy to live in. No major work needed—just move in or place a tenant and start collecting rent. Outside, the home features a storage shed for extra functionality—rare bonuses at this price point. The smaller footprint also means lower utility costs, easier upkeep, and less long-term maintenance. Why this property stands out: * Recently remodeled = no upfront renovation costs * Previously rented = proven income potential * Efficient 2BR layout = ideal for affordability or rental demand * Deck + storage shed = added usability without added cost * Smaller home = lower expenses, higher efficiency For investors, this is a straightforward, rent-ready opportunity in a price range where demand stays consistent. For homeowners, it’s a chance to own a clean, updated home for less than many rent payments. Opportunities like this don’t sit long—schedule your showing and take a look before it’s gone.

17. 2025-04-21
    historical $800
18. 2025-04-16
    listed $800
19. 2015-10-19
    soldstatus
20. 1990-03-21
    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: $212 · $18/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$515/yr (+$43/mo · 243.2%)

ⓘ 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 2/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,687
• − Mortgage interest: −$4,196
• − Property taxes: −$212
• − Insurance: −$374
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,179
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $2,659/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

-11.8% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-06-04 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-29 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Listed $84,900 Fizber.com
• 2025-04-21 Rental Removed $800 APPFOLIO
• 2025-04-16 Listed for Rent $800 APPFOLIO
• 2015-10-19 Sold (Public Records) — Public Records
• 1990-03-21 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $212 · +4.7% YoY. Source: county tax records.