1718 Sacramento St · St. Joseph, MO 64507

$82,500

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 5 Days on market

Built 1907 4,356 sqft lot Est $78k · 6% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• ARV discount +4.8/15.0
• 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

Beautifully remodeled home with lots of new including vinyl siding, roof, retaining wall, sheetrock, light fixtures, interior paint, carpet & water heater-Gorgeous updated kitchen with bar area, new cabinets & countertops, tile floor & stainless steel dishwasher Wonderful move in ready home with updated bath, refinished wood floors, deck, fenced yard and the list goes on-Priced to sell quickly-A must see

Key facts

• 4,356 sq ft lot
• Garage
• Listed 4 days

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Parking: 1-car garage; Basement parking/garage entrance
• Utilities: Public water
• Home design: Single-family residence; Ranch style; One story
• Construction: Frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Lot in public records (4,356 square feet); Not in a flood plain

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Window unit(s) cooling and other cooling
• Interior features: Ranch floor plan; Full unfinished basement with garage entrance

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $82k).
• Cap rate 9.2% 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: 95 active listings in the ZIP; 11 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 $570 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1907 — 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: 1.11% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $77,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Pacific St	0.41mi	2/1.0	896 (+1%)	6mo	$112,067	$125	73
1501 Pacific St	0.40mi	2/1.0	936 (+6%)	2mo	$79,900	$85	70
1611 Seneca St	0.28mi	3/1.0 (+1)	825 (-7%)	8mo	$23,000	$28	65
1616 S 10th St	0.51mi	2/1.0	835 (-6%)	4mo	$35,000	$42	64
808 S 23rd St	0.52mi	2/1.0	850 (-4%)	8mo	$75,000	$88	63
1018 S 20th St	0.32mi	2/1.0	989 (+12%)	3mo	$35,000	$35	63
1118 S 13th St	0.39mi	3/1.0 (+1)	816 (-8%)	4mo	$119,000	$146	60
2101 Penn St	0.30mi	3/1.0 (+1)	988 (+12%)	2mo	$134,900	$137	60
1603 Angelique St	0.71mi	2/1.0	918 (+4%)	7mo	$39,900	$43	55
2340 S 13th St	0.71mi	2/1.0	924 (+4%)	8mo	$134,900	$146	53
2502 S 15th St	0.74mi	2/1.0	826 (-7%)	2mo	$56,000	$68	52
2215 Lafayette St	0.44mi	3/1.0 (+1)	1,016 (+15%)	7mo	$124,900	$123	44

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-474
• Equity at exit: $12,301

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $16,146
• Equity at exit: $7,133

Cash invested: $23,100 (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 64507

• Active inventory: 95
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $916 high
• Mortgage (P&I): −$433
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $203

Break-even live

Break-even rent $659

Max offer price $82,500

Occupancy floor 73%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	44d	1	0.45mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	0.56mi
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	44d	1	0.65mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	0.86mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	44d	1	0.97mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	44d	1	1.12mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	44d	1	1.20mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	44d	1	1.27mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	44d	1	1.33mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	44d	1	1.40mi
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	44d	1	1.49mi

Listing history 6 events

1. 2026-06-19
   days on market $82,500 Active 5 DOM
2. 2026-06-18
   days on market $82,500 Active 4 DOM
3. 2026-06-17
   days on market $82,500 Active 3 DOM
4. 2026-06-16
   days on market $82,500 Active 2 DOM
5. 2026-06-15
   remarks 450-char remark
6. 2026-06-15
   listed $82,500 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: $643 · $54/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$158/yr (+$13/mo · 24.5%)

ⓘ 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: $10,987
• − Mortgage interest: −$4,621
• − Property taxes: −$643
• − Insurance: −$412
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,400
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,156/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): 14,159

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% Black 8% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -121.49%
• Current HPI: 165.1511
• 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

+44.7% since first listed

13 events — show timeline

• 2026-06-15 Listed $82,500 Heartland MLS as Distributed by MLS Grid
• 2026-06-15 Coming Soon $82,500 Heartland MLS as Distributed by MLS Grid
• 2008-01-03 Sold (Public Records) — Public Records
• 2008-01-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-11-14 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2007-06-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-02-16 Listed $37,600 Heartland MLS as Distributed by MLS Grid
• 2006-04-07 Listed $62,000 Heartland MLS as Distributed by MLS Grid
• 2003-11-13 Sold (Public Records) — Public Records
• 2003-11-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-11-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-06 Listed $57,000 Heartland MLS as Distributed by MLS Grid
• 2003-05-06 Listed $57,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $643 · +5.9% YoY. Source: county tax records.