212 S 17th St · St. Joseph, MO 64501

$79,000

5 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 61 Days on market

Built 1912 Poor condition 9,148 sqft lot $53/sqft · 23% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 5-bedroom property is a prime value-add opportunity for investors looking to unlock strong equity potential. With a functional layout, this home offers the perfect canvas for renovation. Featuring generous square footage, multiple living areas, and a flexible floor plan, the property is ideal for a full cosmetic rehab, rental conversion, or resale flip. Whether you're looking for your next flip project or a long-term buy-and-hold with appreciation potential, this is an opportunity worth a closer look.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1912

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 97 active listings in the ZIP; 70 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.82%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $177,875
• List price: $79,000
• Delta: -55.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S 15th St	0.40mi	4/1.5 (-1)	1,500 (0%)	7mo	$119,900	$80	68
1620 Buchanan Ave	0.38mi	5/2.0	1,320 (-12%)	6mo	$202,500	$153	57
220 N 17th St	0.17mi	6/3.0 (+1)	1,608 (+7%)	19mo	$140,000	$87	55
324 S 20th St	0.21mi	4/2.0 (-1)	1,700 (+13%)	14mo	$95,000	$56	52
724 S 21st St	0.42mi	4/2.0 (-1)	1,292 (-14%)	2mo	$164,000	$127	51
1014 S 12th St	0.62mi	4/2.0 (-1)	1,600 (+7%)	11mo	$160,000	$100	46
2222 Jules St	0.40mi	4/2.0 (-1)	1,600 (+7%)	24mo	$130,000	$81	45
1113 S 23rd St	0.73mi	4/1.5 (-1)	1,648 (+10%)	1mo	$145,000	$88	41
1118 Henry St	0.57mi	4/3.0 (-1)	1,700 (+13%)	9mo	$159,500	$94	35
2503 Olive St	0.69mi	4/1.5 (-1)	1,700 (+13%)	18mo	$150,000	$88	24
2421 Olive St	0.68mi	4/1.5 (-1)	1,680 (+12%)	22mo	$145,000	$86	23

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $23,389
• Equity at exit: $11,779

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $67,001
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $568

Break-even live

Break-even rent $672

Max offer price $79,000

Occupancy floor 54%

Sensitivity live

Price	-10% $613	-5% $590	+0% $568	+5% $546	+10% $523
Rent	-10% $458	-5% $513	+0% $568	+5% $623	+10% $678
Rate	-1.0pp $608	-0.5pp $588	base $568	+0.5pp $548	+1.0pp $527

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $79,000 Pending 61 DOM
2. 2026-06-17
   days on market $79,000 Active 61 DOM
3. 2026-06-16
   days on market $79,000 Active 60 DOM
4. 2026-06-15
   days on market $79,000 Active 59 DOM
5. 2026-06-14
   days on market $79,000 Active 57 DOM
6. 2026-06-12
   days on market $79,000 Active 56 DOM
7. 2026-06-09
   days on market $79,000 Active 53 DOM
8. 2026-06-08
   days on market $79,000 Active 52 DOM
9. 2026-06-07
   days on market $79,000 Active 51 DOM
10. 2026-06-03
    days on market $79,000 Active 47 DOM
11. 2026-06-02
    days on market $79,000 Active 46 DOM
12. 2026-06-01
    days on market $79,000 Active 45 DOM
13. 2026-05-31
    days on market $79,000 Active 44 DOM
14. 2026-05-30
    days on market $79,000 Active 43 DOM
15. 2026-05-06
    status Active 520-char remark

    Show marketing remark (520 chars)

    This spacious 5-bedroom property is a prime value-add opportunity for investors looking to unlock strong equity potential. With a functional layout, this home offers the perfect canvas for renovation. Featuring generous square footage, multiple living areas, and a flexible floor plan, the property is ideal for a full cosmetic rehab, rental conversion, or resale flip. Whether you're looking for your next flip project or a long-term buy-and-hold with appreciation potential, this is an opportunity worth a closer look.

16. 2026-03-17
    status Pending 520-char remark

    Show marketing remark (520 chars)

    This spacious 5-bedroom property is a prime value-add opportunity for investors looking to unlock strong equity potential. With a functional layout, this home offers the perfect canvas for renovation. Featuring generous square footage, multiple living areas, and a flexible floor plan, the property is ideal for a full cosmetic rehab, rental conversion, or resale flip. Whether you're looking for your next flip project or a long-term buy-and-hold with appreciation potential, this is an opportunity worth a closer look.

17. 2026-02-26
    listed $99,000 Active 520-char remark

    Show marketing remark (520 chars)

    This spacious 5-bedroom property is a prime value-add opportunity for investors looking to unlock strong equity potential. With a functional layout, this home offers the perfect canvas for renovation. Featuring generous square footage, multiple living areas, and a flexible floor plan, the property is ideal for a full cosmetic rehab, rental conversion, or resale flip. Whether you're looking for your next flip project or a long-term buy-and-hold with appreciation potential, this is an opportunity worth a closer look.

18. 2023-03-10
    soldstatus Closed 231-char remark

    Show marketing remark (231 chars)

    Amazing things await with this spacious 5 bedroom home. This property boasts 2 bathrooms-one on each floor, formal dining room, unique kitchen, off-street parking, main floor laundry, and don't get me started on the original charm.

19. 2023-03-10
    soldstatus

    Show marketing remark (231 chars)

    Amazing things await with this spacious 5 bedroom home. This property boasts 2 bathrooms-one on each floor, formal dining room, unique kitchen, off-street parking, main floor laundry, and don't get me started on the original charm.

20. 2023-01-27
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Amazing things await with this spacious 5 bedroom home. This property boasts 2 bathrooms-one on each floor, formal dining room, unique kitchen, off-street parking, main floor laundry, and don't get me started on the original charm.

21. 2023-01-10
    listed $64,950 Active 231-char remark

    Show marketing remark (231 chars)

    Amazing things await with this spacious 5 bedroom home. This property boasts 2 bathrooms-one on each floor, formal dining room, unique kitchen, off-street parking, main floor laundry, and don't get me started on the original charm.

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,691
• − Mortgage interest: −$4,425
• − Property taxes: −$1,003
• − Insurance: −$395
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,298
• Taxable income: $5,899
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $5,401/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, but presents a significant opportunity for investors looking to renovate and increase its value.

Repairs flagged

• Major roof — Missing shingles, visible damage
• Major exterior siding — Peeling paint, damaged siding
• Major exterior landscaping — Overgrown and unkempt
• Major kitchen appliances — Outdated and worn-out
• Major bathroom fixtures — Outdated and worn-out
• Major interior walls/paint — Peeling paint, outdated decor
• Major flooring — Worn-out carpet, hardwood floors need refinishing

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior paint and decor refresh — Enhances interior aesthetics and value
• Both kitchen and bathroom updates — Modernizes spaces and increases functionality
• Both landscaping and exterior maintenance — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles, visible damage	Major	$15,000–50,000
exterior siding · Peeling paint, damaged siding	Major	$15,000–50,000
exterior landscaping · Overgrown and unkempt	Major	$15,000–50,000
kitchen appliances · Outdated and worn-out	Major	$15,000–50,000
bathroom fixtures · Outdated and worn-out	Major	$15,000–50,000
interior walls/paint · Peeling paint, outdated decor	Major	$15,000–50,000
flooring · Worn-out carpet, hardwood floors need refinishing	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior paint and decor refresh — Enhances interior aesthetics and value ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases functionality ↑
• Both landscaping and exterior maintenance — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+52.4% since first listed

7 events — show timeline

• 2026-05-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-10 Sold (Public Records) — Public Records
• 2023-03-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-01-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-01-10 Listed $64,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $1,003 · +6.9% YoY. Source: county tax records.