2318 Sylvanie St · St. Joseph, MO 64501

$155,000

4 bd · 0.0 ba · 1,619 sqft · MultiFamily public records · 14 Days on market

Built 1917 5,663 sqft lot Est $144k · 8% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• ARV discount +4.1/15.0
• 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

Multi-family units

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

Listing remarks MLS

Attention investors! Level duplex with great earning potential! All alliances stay. Property is now Vacant.

Key facts

• Fresh paint
• Centrally located
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• CENTRALLY LOCATED
• LUXURY VINYL PLANK FLOORING
• FRESH PAINT
• SEPARATELY METERED
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• Financial info: Gross income reported at $1,800; Operating expenses may include property management and other items
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Individual heat and air; Individual water heaters; Separate meters
• Home design: Duplex (residential income); Single-story
• Construction: Frame construction; Composition roof; About 101+ years old
• Exterior features: On-street parking; Lot approximately 5,663 square feet

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two-bedroom units (two units total)
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Basement present
• Laundry & utility: Laundry inside; Individual water heaters; Separate meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive. Per door: $254/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.2% 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.
• Zoned schools: Edison Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 288 students, 99% FRL); Bode Middle (math 29% / reading 44%, grade F, #231 of 391 statewide, top 60%, 486 students, 45% FRL); Central High (math 28% / reading 50%, grade F, #287 of 521 statewide, top 55%, 1,728 students, 40% FRL).
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 70 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).
• At $1,820/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 721% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.17% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $144,128
• List price: $155,000
• Delta: 7.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $7,158
• Equity at exit: $23,111

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $47,628
• Equity at exit: $13,402

Cash invested: $43,400 (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: 99
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$813
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $508

Break-even live

Break-even rent $1,177

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $595	-5% $552	+0% $508	+5% $464	+10% $420
Rent	-10% $364	-5% $436	+0% $508	+5% $580	+10% $651
Rate	-1.0pp $586	-0.5pp $547	base $508	+0.5pp $468	+1.0pp $427

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,820
Total (2 units)			$1,820

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	45d	1	0.84mi

Listing history 8 events

1. 2026-05-15
   status Pending 358-char remark
2. 2026-05-01
   listed $155,000 Active 358-char remark
3. 2019-03-22
   soldstatus 107-char remark

   Show marketing remark (107 chars)

   Attention investors! Level duplex with great earning potential! All alliances stay. Property is now Vacant.

4. 2018-06-01
   listed $39,900 107-char remark

   Show marketing remark (107 chars)

   Attention investors! Level duplex with great earning potential! All alliances stay. Property is now Vacant.

5. 2007-10-22
   historical

   Show marketing remark (227 chars)

   Nice, comfortable Duplex, replacement windows, appliances, main floor laundry, roof less than 3 yrs old-Rented and deposits-Good investment. Call lockbox but please be courteous and knock before entering. Calll Carrie 273-6254.

6. 2007-04-03
   listed $80,000

   Show marketing remark (227 chars)

   Nice, comfortable Duplex, replacement windows, appliances, main floor laundry, roof less than 3 yrs old-Rented and deposits-Good investment. Call lockbox but please be courteous and knock before entering. Calll Carrie 273-6254.

7. 2005-11-01
   soldstatus
8. 2004-07-06
   soldstatus

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$871/yr (+$73/mo · 137.7%)

ⓘ 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: $21,840
• − Mortgage interest: −$8,682
• − Property taxes: −$632
• − Insurance: −$775
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$4,509
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $5,193/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

+93.8% since first listed

8 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-06-01 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2007-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-04-03 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) — Public Records
• 2004-07-06 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $632 · +0.9% YoY. Source: county tax records.