3504 N 5th Street Ter · St. Joseph, MO 64505

$113,900

4 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 381 Days on market

Built 1920 0.26 ac lot Est $177k · 36% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

NICE HOME BY KRUG PARK NEEDS ROOF REPAIR FROM TREE DAMAGE. INVESTORS THIS HOME IS EASILY RENTED

Key facts

• Great location
• Low traveled road
• 0.26 acre lot

Tags

• GREAT LOCATION
• LOW TRAVELED ROAD
• FANTASTIC OUTDOOR SPACE

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: City/public water (verify); Septic tank sewer
• Home design: Single-family residential; Residential property; Bungalow style; Above-grade finished living area reported
• Construction: Frame construction; Composition roof
• Exterior features: Deck; City lot within city limits; Paved road with public maintenance

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: 4 bedrooms — three on the main level and one in the basement
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Electric cooling
• Interior features: Bungalow floor plan; Finished basement with inside entrance (partial); Concrete basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Zoned schools: Lindbergh Elem. (math 16% / reading 23%, grade F, #941 of 1,115 statewide, top 86%, 484 students, 99% FRL); Lafayette High (math 16% / reading 47%, grade F, #371 of 521 statewide, top 71%, 717 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $787 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 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 1920 — 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: 1.29% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $176,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3029 N 3rd St	0.35mi	3/1.0 (-1)	1,092 (-1%)	4mo	$215,000	$197	69
709 Randolph St	0.17mi	4/2.0	1,200 (+8%)	11mo	$189,900	$158	69
209 Green St	0.28mi	4/2.0	1,164 (+5%)	24mo	$186,000	$160	58
501 Shady Ave	0.59mi	3/1.5 (-1)	1,200 (+8%)	10mo	$49,000	$41	43

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $11,629
• Equity at exit: $16,983

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $48,753
• Equity at exit: $9,848

Cash invested: $31,892 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$597
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $473

Break-even live

Break-even rent $867

Max offer price $113,900

Occupancy floor 63%

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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-17
   status Pending
2. 2025-07-03
   status Active
3. 2025-06-30
   historical
4. 2025-06-11
   status Active
5. 2025-06-01
   status Pending
6. 2025-03-19
   listed $113,900 Active
7. 2021-07-12
   soldstatus
8. 2021-03-01
   soldstatus
9. 2020-07-01
   soldstatus
10. 2020-06-29
    soldstatus Sold 96-char remark

    Show marketing remark (96 chars)

    NICE HOME BY KRUG PARK NEEDS ROOF REPAIR FROM TREE DAMAGE. INVESTORS THIS HOME IS EASILY RENTED

11. 2020-06-20
    status Pending 96-char remark

    Show marketing remark (96 chars)

    NICE HOME BY KRUG PARK NEEDS ROOF REPAIR FROM TREE DAMAGE. INVESTORS THIS HOME IS EASILY RENTED

12. 2020-06-15
    listed $39,000 Active 96-char remark

    Show marketing remark (96 chars)

    NICE HOME BY KRUG PARK NEEDS ROOF REPAIR FROM TREE DAMAGE. INVESTORS THIS HOME IS EASILY RENTED

13. 2017-08-07
    historical
14. 2017-05-15
    listed $67,500
15. 2010-12-22
    soldstatus
16. 2010-04-09
    soldstatus
17. 2002-07-31
    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: $481 · $40/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$624/yr (+$52/mo · 129.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 15 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: $17,588
• − Mortgage interest: −$6,380
• − Property taxes: −$481
• − Insurance: −$570
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,313
• Taxable income: $4,030
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,709/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

+68.7% since first listed

17 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-06-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-03-19 Listed $113,900 Heartland MLS as Distributed by MLS Grid
• 2021-07-12 Sold (Public Records) — Public Records
• 2021-03-01 Sold (Public Records) — Public Records
• 2020-07-01 Sold (Public Records) — Public Records
• 2020-06-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-06-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-15 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-05-15 Listed $67,500 Heartland MLS as Distributed by MLS Grid
• 2010-12-22 Sold (Public Records) — Public Records
• 2010-04-09 Sold (Public Records) — Public Records
• 2002-07-31 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $481 · +12.8% YoY. Source: county tax records.