903 W Valley St · St. Joseph, MO 64504

$60,000

1 bd · 1.0 ba · 732 sqft · SingleFamily public records · 23 Days on market

Built 1902 3,920 sqft lot Est $94k · 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 +8.7/10.0
• 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

Step inside this recently updated and freshly finished one-bedroom, one-bath home that’s move-in ready and full of charm. Whether you’re looking for the perfect starter home or a smart investment property, this residence checks all the boxes. Thoughtful updates bring a modern touch, while its manageable size makes upkeep simple. Don’t miss the chance to own a low-maintenance home with strong potential.

Key facts

• 3,920 sq ft lot
• Built 1902
• Listed 22 days

Property features AI

Finance

• Other: Lot approximately 3,920 square feet
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow; Approximately 732 above-grade living area
• Construction: Vinyl siding; Composition roof
• Exterior features: City lot; Paved public road access; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 bedroom (main floor)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath
• Heating & cooling: Wall furnace heating; Window air conditioning unit(s)
• Interior features: Painted cabinets; Bungalow floor plan
• Laundry & utility: Laundry in bathroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Hosea Elem. (math 12% / reading 21%, grade F, #980 of 1,115 statewide, top 88%, 438 students, 99% FRL); Benton High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 676 students, 44% FRL) — zoned schools average 72% FRL vs 53% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 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 $415 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1902 — 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: 1.37% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $93,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 W Valley St	0.00mi	1/1.0	732 (0%)	7mo	$54,900	$75	94
930 W Cliff St	0.16mi	2/1.0 (+1)	700 (-4%)	0mo	$109,900	$157	80
6315 Washington St	0.28mi	2/1.0 (+1)	740 (+1%)	10mo	$95,000	$128	72
6507 Sherman St	0.23mi	2/1.0 (+1)	678 (-7%)	1mo	$115,000	$170	71
418 Massachusetts St	0.48mi	2/1.0 (+1)	728 (-0%)	2mo	$48,000	$66	70
123 W Valley St	0.49mi	2/1.0 (+1)	720 (-2%)	1mo	$65,000	$90	68
6311 Grant St	0.22mi	1/1.0	644 (-12%)	4mo	$65,000	$101	66
1712 Martha St	0.61mi	2/1.0 (+1)	725 (-1%)	1mo	$100,000	$138	64
6322 Morris St	0.61mi	1/1.0	650 (-11%)	1mo	$106,900	$164	52
6321 Grant St	0.23mi	2/1.0 (+1)	838 (+14%)	10mo	$144,900	$173	52
224 W Hyde Park Ave	0.41mi	2/1.0 (+1)	840 (+15%)	1mo	$68,000	$81	50
206 Hammond St	0.70mi	2/1.0 (+1)	834 (+14%)	4mo	$107,000	$128	36

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $8,282
• Equity at exit: $8,946

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $30,345
• Equity at exit: $5,188

Cash invested: $16,800 (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 64504

• Active inventory: 54
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $283

Break-even live

Break-even rent $461

Max offer price $60,000

Occupancy floor 60%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $60,000 Active 23 DOM
2. 2026-06-18
   days on market $60,000 Active 22 DOM
3. 2026-06-17
   days on market $60,000 Active 21 DOM
4. 2026-06-16
   days on market $60,000 Active 20 DOM
5. 2026-06-15
   days on market $60,000 Active 19 DOM
6. 2026-06-14
   days on market $60,000 Active 17 DOM
7. 2026-06-12
   days on market $60,000 Active 16 DOM
8. 2026-06-09
   days on market $60,000 Active 13 DOM
9. 2026-06-08
   days on market $60,000 Active 12 DOM
10. 2026-06-07
    days on market $60,000 Active 11 DOM
11. 2026-06-03
    days on market $60,000 Active 7 DOM
12. 2026-06-02
    days on market $60,000 Active 6 DOM
13. 2026-06-01
    days on market $60,000 Active 5 DOM
14. 2026-05-31
    days on market $60,000 Active 4 DOM
15. 2026-05-30
    days on market $60,000 Active 3 DOM
16. 2026-05-29
    status Active
17. 2026-05-29
    price $60,000
18. 2026-04-30
    historical
19. 2026-04-30
    listed $65,000 Active
20. 2026-04-05
    historical $65,000
21. 2025-11-12
    soldstatus
22. 2025-11-11
    soldstatus Closed 423-char remark

    Show marketing remark (423 chars)

    Step inside this recently updated and freshly finished one-bedroom, one-bath home that’s move-in ready and full of charm. Whether you’re looking for the perfect starter home or a smart investment property, this residence checks all the boxes. Thoughtful updates bring a modern touch, while its manageable size makes upkeep simple. Don’t miss the chance to own a low-maintenance home with strong potential.

23. 2025-10-06
    historical Active Under Contract 423-char remark

    Show marketing remark (423 chars)

    Step inside this recently updated and freshly finished one-bedroom, one-bath home that’s move-in ready and full of charm. Whether you’re looking for the perfect starter home or a smart investment property, this residence checks all the boxes. Thoughtful updates bring a modern touch, while its manageable size makes upkeep simple. Don’t miss the chance to own a low-maintenance home with strong potential.

24. 2025-09-30
    listed $54,900 Active 423-char remark

    Show marketing remark (423 chars)

    Step inside this recently updated and freshly finished one-bedroom, one-bath home that’s move-in ready and full of charm. Whether you’re looking for the perfect starter home or a smart investment property, this residence checks all the boxes. Thoughtful updates bring a modern touch, while its manageable size makes upkeep simple. Don’t miss the chance to own a low-maintenance home with strong potential.

25. 2024-03-16
    historical $800
26. 2024-03-13
    listed $800
27. 2021-08-12
    soldstatus
28. 2016-08-08
    soldstatus
29. 2016-08-08
    soldstatus
30. 1990-09-10
    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: $299 · $25/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$283/yr (+$24/mo · 94.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $9,836
• − Mortgage interest: −$3,361
• − Property taxes: −$299
• − Insurance: −$300
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,745
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $2,782/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): 10,286

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -100.84%
• Current HPI: 149.9895
• 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

+9.3% since first listed

15 events — show timeline

• 2026-05-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-05 Coming Soon $65,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-12 Sold (Public Records) — Public Records
• 2025-11-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-16 Rental Removed $800 APPFOLIO
• 2024-03-13 Listed for Rent $800 APPFOLIO
• 2021-08-12 Sold (Public Records) — Public Records
• 2016-08-08 Sold (Public Records) — Public Records
• 2016-08-08 Sold (Public Records) — Public Records
• 1990-09-10 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2025): $299 · +5.3% YoY. Source: county tax records.