2221 Faraon St · St. Joseph, MO 64501

$105,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1912 4,791 sqft lot Est $122k · 14% under

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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 +18.3/30.0
• ARV discount +13.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Lovely 2 story home with natural woodwork throughout the house-Has been completely remodeled - new hardwood floors and custom wood cabinets in kitchen, Furnance and central air are newer-Off street parking in alley

Key facts

• Formal dining room
• Recreation room
• Electric fireplace

Tags

• ELECTRIC FIREPLACE
• FORMAL DINING ROOM
• GENEROUSLY SIZED KITCHEN
• FULLY FINISHED BASEMENT
• RECREATION ROOM
• FENCED BACKYARD

Property features AI

Finance

• Other: Living area approximately 1,800; Above-grade finished area reported as 1,200 (owner source); Below-grade finished area reported as 600 (owner source); Lot size about 0.11 acres

Exterior

• Parking: Off-street parking
• Utilities: Public water; Private sewer
• Home design: Single family residence; Residential property; 2-story floor plan; Entry level on first floor
• Construction: Composition roof; Other construction materials; Approximately 101+ years old
• Exterior features: Deck; Metal fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (second floor included — bedrooms located on the second level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Ceiling fan(s); Living room fireplace; Entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (4.4% below list).
• Recommended offer: $100k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Zoned schools: Edison Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 288 students, 99% FRL); Central High (math 28% / reading 50%, grade F, #287 of 521 statewide, top 55%, 1,728 students, 40% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 14 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 $726 of loan paydown is wiped out by about $3k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,366 (4.4% 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: 0.96% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $121,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2234 Felix St	0.19mi	3/1.5	912 (-10%)	3mo	$115,000	$126	73
2828 Francis St	0.59mi	3/2.0	1,020 (+1%)	3mo	$127,900	$125	66
1921 Jones St	0.49mi	2/1.0 (-1)	980 (-3%)	0mo	$30,000	$31	65
2817 Jules St	0.54mi	2/1.5 (-1)	984 (-2%)	1mo	$110,000	$112	65
1901 Jones St	0.51mi	2/1.0 (-1)	1,018 (+1%)	5mo	$120,000	$118	64
2821 Edmond St	0.60mi	3/2.0	1,045 (+4%)	6mo	$154,900	$148	59
415 N 26th St	0.27mi	2/1.0 (-1)	864 (-14%)	2mo	$139,900	$162	55
2826 Faraon St	0.56mi	2/1.0 (-1)	940 (-7%)	3mo	$99,900	$106	53
2907 Felix St	0.64mi	2/1.0 (-1)	1,066 (+6%)	3mo	$85,000	$80	50
605 N 12th St	0.64mi	3/1.0	1,116 (+11%)	0mo	$135,000	$121	50
2924 Felix St	0.72mi	2/1.0 (-1)	1,046 (+4%)	4mo	$159,900	$153	50
832 S 19th St	0.71mi	2/1.0 (-1)	1,100 (+9%)	6mo	$79,900	$73	40

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-10,903
• Equity at exit: $15,656

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,633
• Equity at exit: $9,078

Cash invested: $29,400 (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 64501

• Active inventory: 97
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$551
• Tax from tax record: −$103 /mo · $1,230/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $96

Break-even live

Break-even rent $882

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $155	-5% $126	+0% $96	+5% $66	+10% $37
Rent	-10% $17	-5% $56	+0% $96	+5% $136	+10% $175
Rate	-1.0pp $149	-0.5pp $123	base $96	+0.5pp $69	+1.0pp $41

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	44d	1	0.11mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	44d	1	0.18mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	44d	1	0.46mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	44d	1	0.65mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	44d	1	0.82mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	44d	1	0.84mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	44d	1	0.86mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	44d	1	0.96mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	1.01mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	44d	1	1.19mi
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	44d	1	1.22mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	44d	1	1.22mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	44d	1	1.22mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	44d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $105,000 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: $1,230 · $103/mo
• Projected year-2 tax: $1,230 · $103/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 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: $12,044
• − Mortgage interest: −$5,882
• − Property taxes: −$1,230
• − Insurance: −$525
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,055
• Taxable loss: −$575
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,290/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
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

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 (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 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: ▼ -150.20%
• Current HPI: 157.8706
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• 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

+320.0% since first listed

6 events — show timeline

• 2026-06-18 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2005-07-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-02-21 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2002-02-08 Sold (Public Records) — Public Records
• 2002-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-01-14 Listed $25,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $1,230 · +5.4% YoY. Source: county tax records.