812 Broadway St · Jefferson City, MO 65101

$280,000

4 bd · 4.0 ba · 2,030 sqft · MultiFamily public records · 6 Days on market

Built 1955 5,227 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

Key facts

• Fully remodeled
• Modern finishes
• Local amenities

Tags

• FULLY REMODELED
• MODERN FINISHES
• LOW-MAINTENANCE OWNERSHIP
• STRONG TENANT APPEAL
• CONVENIENTLY LOCATED
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Multiple rental units with reported actual rents: units rent around $875–$900 each

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Updated / Remodeled condition
• Construction: Brick and vinyl siding exterior; Approximately 2,200 sq ft above grade and 2,200 sq ft below grade; Builder listed as Unknown
• Exterior features: Deck; Patio

Interior

• Bedrooms: Eight 1-bedroom units
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Heat pump; Baseboard heating; Electric heating; Central air conditioning; Some units or areas may have no cooling
• Interior features: No fireplace noted
• Laundry & utility: No laundry features noted

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative. Per door: $-69/mo.
• To cash-flow at today's rent, offer at most $240k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (25.0% below list).
• Recommended offer: $210k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000 (25.0% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.1

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-62,920
• Equity at exit: $41,749

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-77,298
• Equity at exit: $24,209

Cash invested: $78,400 (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: 44.4×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-276

Break-even live

Break-even rent $2,449

Max offer price $240,060

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$2,100
Total (4 units)			$2,100

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-03
   status Pending
2. 2026-04-27
   listed $280,000 Active
3. 2024-10-23
   soldstatus Closed 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

4. 2024-09-25
   historical 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

5. 2024-09-14
   price $58,500 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

6. 2024-08-30
   status Active 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

7. 2024-08-08
   historical 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

8. 2024-06-25
   price $64,900 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

9. 2024-05-23
   price $72,500 142-char remark

   Show marketing remark (142 chars)

   Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

10. 2024-04-19
    listed $79,900 Active 142-char remark

    Show marketing remark (142 chars)

    Investor / or Flippers OPPORTUNITY ! ! ! 4 Plex building gutted and ready for your finishing touch ! ! set up for 4 1 bedroom 1 bath units .

11. 2022-07-18
    listed $90,000 Active
12. 2022-07-13
    historical
13. 2021-12-03
    soldstatus
14. 2021-11-18
    soldstatus
15. 2021-04-12
    listed $14,900
16. 2017-05-17
    soldstatus
17. 2017-02-28
    listed $11,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $25,200
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,145
• Taxable loss: −$8,262
• Est. tax savings @ 24.0%: +$1,983
• After-tax cash flow: $-1,329/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

+2445.5% since first listed

17 events — show timeline

• 2026-05-03 Pending — JCMLS
• 2026-04-27 Listed $280,000 JCMLS
• 2024-10-23 Sold (MLS) — HMMLS
• 2024-09-25 Delisted — HMMLS
• 2024-09-14 Price Changed $58,500 HMMLS
• 2024-08-30 Relisted — HMMLS
• 2024-08-08 Delisted — HMMLS
• 2024-06-25 Price Changed $64,900 HMMLS
• 2024-05-23 Price Changed $72,500 HMMLS
• 2024-04-19 Listed $79,900 HMMLS
• 2022-07-18 Listed $90,000 CBORMLS
• 2022-07-13 Coming Soon — CBORMLS
• 2021-12-03 Sold (Public Records) — Public Records
• 2021-11-18 Sold (MLS) — JCMLS
• 2021-04-12 Listed $14,900 JCMLS
• 2017-05-17 Sold (MLS) — JCMLS
• 2017-02-28 Listed $11,000 JCMLS

Property tax history

-12.4%/yr

Latest (2025): $120 · -76.7% YoY. Source: county tax records.