2624 Saint Joseph Ave · St. Joseph, MO 64505

$74,900

4 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 146 Days on market

Built 1912 3,920 sqft lot $62/sqft · 9% below area Est $82k · 9% under

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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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1912

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 126 active listings in the ZIP; 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $25k (25%) 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.01% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.87%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,103
• List price: $74,900
• Delta: -8.77%
• 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
501 Shady Ave	0.23mi	3/1.5 (-1)	1,200 (-1%)	10mo	$49,000	$41	72
709 Randolph St	0.50mi	4/2.0	1,200 (-1%)	11mo	$189,900	$158	65
521 Madison St	0.26mi	3/2.0 (-1)	1,296 (+7%)	9mo	$179,900	$139	64
1502 6th Ave	0.37mi	5/3.0 (+1)	1,238 (+2%)	8mo	$199,900	$161	64
1511 6th Ave	0.41mi	3/1.0 (-1)	1,284 (+6%)	2mo	$135,000	$105	61
3121 & 3119 Saint Joseph Ave	0.37mi	3/2.0 (-1)	1,287 (+6%)	11mo	$135,000	$105	59
320 E Highland Ave	0.46mi	3/1.0 (-1)	1,260 (+4%)	12mo	$72,000	$57	54
1012 Logan St	0.42mi	3/2.0 (-1)	1,373 (+13%)	1mo	$139,900	$102	53
807 Albemarle St	0.74mi	3/1.5 (-1)	1,252 (+3%)	3mo	$174,900	$140	51
3029 N 3rd St	0.45mi	3/1.0 (-1)	1,092 (-10%)	4mo	$215,000	$197	50
2002 N 3rd St	0.58mi	3/1.0 (-1)	1,169 (-4%)	12mo	$85,000	$73	47
1705 Boyd St	0.72mi	3/1.0 (-1)	1,161 (-4%)	10mo	$100,000	$86	41

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $32,251
• Equity at exit: $11,168

10-year hold

• IRR: 42.9%
• Equity multiple: 5.07×
• Total profit: $85,259
• 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 64505

• Active inventory: 126
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $697

Break-even live

Break-even rent $622

Max offer price $74,900

Occupancy floor 49%

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: —

Listing history 49 events

1. 2026-06-19
   days on market $74,900 Active 146 DOM
2. 2026-06-18
   days on market $74,900 Active 145 DOM
3. 2026-06-17
   days on market $74,900 Active 144 DOM
4. 2026-06-16
   days on market $74,900 Active 143 DOM
5. 2026-06-15
   days on market $74,900 Active 142 DOM
6. 2026-06-14
   days on market $74,900 Active 140 DOM
7. 2026-06-12
   days on market $74,900 Active 139 DOM
8. 2026-06-09
   days on market $74,900 Active 136 DOM
9. 2026-06-08
   days on market $74,900 Active 135 DOM
10. 2026-06-07
    days on market $74,900 Active 134 DOM
11. 2026-06-03
    days on market $74,900 Active 130 DOM
12. 2026-06-02
    days on market $74,900 Active 129 DOM
13. 2026-06-01
    days on market $74,900 Active 128 DOM
14. 2026-05-31
    days on market $74,900 Active 127 DOM
15. 2026-05-30
    days on market $74,900 Active 126 DOM
16. 2026-04-21
    price $79,900 243-char remark

    Show marketing remark (243 chars)

    Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

17. 2026-04-08
    price $84,900 243-char remark

    Show marketing remark (243 chars)

    Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

18. 2026-03-12
    price $89,900 243-char remark

    Show marketing remark (243 chars)

    Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

19. 2026-02-22
    price $94,900 243-char remark

    Show marketing remark (243 chars)

    Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

20. 2026-01-24
    listed $99,900 Active 243-char remark

    Show marketing remark (243 chars)

    Charming two-story home on a corner lot with a fenced yard. Features include a formal dining room, four bedrooms, and two bathrooms. Enjoy the convenience of a detached two-car garage. Ideal for family living—schedule your viewing today!

21. 2025-10-09
    soldstatus $129,573
22. 2024-07-18
    soldstatus
23. 2023-08-31
    historical
24. 2023-08-27
    price $105,000
25. 2023-08-11
    price $107,000
26. 2023-08-02
    status Active
27. 2023-06-05
    historical Active Under Contract
28. 2023-06-01
    status Active
29. 2023-05-30
    historical Active Under Contract
30. 2023-05-24
    price $108,000
31. 2023-05-16
    listed $109,000 Active
32. 2022-02-17
    soldstatus
33. 2021-06-19
    historical
34. 2021-06-03
    price $64,900
35. 2021-06-03
    price $64,000
36. 2021-04-22
    price $79,900
37. 2021-03-21
    listed $99,900 Active
38. 2015-03-20
    listed $67,900
39. 2015-03-19
    historical
40. 2014-08-20
    listed $64,900
41. 2006-12-07
    soldstatus
42. 2006-06-06
    soldstatus
43. 2006-05-25
    soldstatus
44. 2005-11-17
    listed $53,625
45. 2005-04-28
    historical
46. 2005-01-28
    listed $89,900
47. 2002-02-07
    soldstatus
48. 2002-02-05
    soldstatus
49. 2001-03-26
    listed $69,900

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 3/10 Moderate
• 🌡 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: $18,049
• − Mortgage interest: −$4,196
• − Property taxes: −$809
• − Insurance: −$374
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,179
• Taxable income: $7,603
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,537/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): 13,875

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% Hispanic / Latino 8% Two or more races 6% Black 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 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: ▼ -139.45%
• Current HPI: 207.1403
• 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

+14.3% since first listed

34 events — show timeline

• 2026-04-21 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $94,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-24 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-09 Sold (Public Records) $129,573 Public Records
• 2024-07-18 Sold (Public Records) — Public Records
• 2023-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-27 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-11 Price Changed $107,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-06-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-05-30 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-05-24 Price Changed $108,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-16 Listed $109,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-17 Sold (Public Records) — Public Records
• 2021-06-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-06-03 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2021-06-03 Price Changed $64,000 Heartland MLS as Distributed by MLS Grid
• 2021-04-22 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2021-03-21 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2015-03-20 Listed $67,900 Heartland MLS as Distributed by MLS Grid
• 2015-03-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-08-20 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2006-12-07 Sold (Public Records) — Public Records
• 2006-06-06 Sold (Public Records) — Public Records
• 2006-05-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-11-17 Listed $53,625 Heartland MLS as Distributed by MLS Grid
• 2005-04-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2005-01-28 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2002-02-07 Sold (Public Records) — Public Records
• 2002-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-03-26 Listed $69,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $809 · +7.1% YoY. Source: county tax records.