314 W Atchison St · Jefferson City, MO 65101

$179,900

3 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 3 Days on market

Built 1925 10,018 sqft lot Est $185k · at est.

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +8.7/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sellers are 43 yrs proud owners of this darling brick home w/ welcoming front porch! It sits on a deep lot w/ a shared driveway like an alley going to the back yard where there is ample parking. It''s fenced everywhere but the parking area. From the wonderful back porch (2 sides brick & 2 sides windows w/ a fold down table & full house fan) or the deck behind, you can sit & enjoy the beautiful backyard w/ lilac trees, dogwoods, rose of Sharon, a flowerbed, & a garden spot at the back. Living room has a non-working fireplace flanked by glass front cabinets, crown molding & wood valances. Dining room boasts a chandelier from the Governor Hotel, window shelf for plants, & glass front shelving. Cheery country kitchen w/ pantry cabinets! 2 bed/1ba on main, 3 bed/1ba up. New roof & gutters 2021. In March 2019, new hot water heater & water softener. In 2018 they redid the biggest bedroom on the main which used to be a family room w/ new carpet. Bathroom has a specialty jacuzzi tub for relaxing after a hard day. Don't miss out on this well cared for home!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: 2-car garage; Basement tandem parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story
• Construction: Brick construction
• Exterior features: Deck; Fenced yard

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: 9 total rooms (includes bedrooms and living areas)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Attic fan cooling
• Interior features: Pantry; Walk-in closets; Basement with full walk-out access
• Laundry & utility: Laundry on lower level; Water softener (owned); Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (22.2% below list).
• Recommended offer: $140k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 in 5+ unit buildings).

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.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,892 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $184,870
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Broadway	0.09mi	3/2.0	1,721 (-12%)	2mo	$134,000	$78	75
171 Ashley Ct	0.34mi	3/2.0	2,000 (+3%)	21mo	$415,000	$208	62
928 Adams St	0.55mi	3/2.0	1,781 (-8%)	6mo	$169,900	$95	55
314 Hickory St	0.50mi	4/2.0 (+1)	1,790 (-8%)	5mo	$104,000	$58	54
483 Monroe Rd	0.57mi	4/2.0 (+1)	1,950 (+0%)	23mo	$699,900	$359	48
321 Hickory St	0.52mi	4/2.0 (+1)	1,804 (-7%)	22mo	$124,900	$69	40

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-30,090
• Equity at exit: $26,824

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-27,563
• Equity at exit: $15,554

Cash invested: $50,372 (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 65101

• Home prices YoY: -29.1%
• Active inventory: 189
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-14

Break-even live

Break-even rent $1,416

Max offer price $177,451

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $37	+0% $-14	+5% $-65	+10% $-116
Rent	-10% $-124	-5% $-69	+0% $-14	+5% $41	+10% $97
Rate	-1.0pp $77	-0.5pp $32	base $-14	+0.5pp $-60	+1.0pp $-108

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   listed $179,900 Active
3. 2026-05-05
   historical $179,900
4. 2021-05-17
   soldstatus 1111-char remark

   Show marketing remark (1111 chars)

   Sellers are 43 yrs proud owners of this darling brick home w/ welcoming front porch! It sits on a deep lot w/ a shared driveway like an alley going to the back yard where there is ample parking. It''s fenced everywhere but the parking area. From the wonderful back porch (2 sides brick & 2 sides windows w/ a fold down table & full house fan) or the deck behind, you can sit & enjoy the beautiful backyard w/ lilac trees, dogwoods, rose of Sharon, a flowerbed, & a garden spot at the back. Living room has a non-working fireplace flanked by glass front cabinets, crown molding & wood valances. Dining room boasts a chandelier from the Governor Hotel, window shelf for plants, & glass front shelving. Cheery country kitchen w/ pantry cabinets! 2 bed/1ba on main, 3 bed/1ba up. New roof & gutters 2021. In March 2019, new hot water heater & water softener. In 2018 they redid the biggest bedroom on the main which used to be a family room w/ new carpet. Bathroom has a specialty jacuzzi tub for relaxing after a hard day. Don't miss out on this well cared for home!

5. 2021-04-13
   listed $125,000 1111-char remark

   Show marketing remark (1111 chars)

   Sellers are 43 yrs proud owners of this darling brick home w/ welcoming front porch! It sits on a deep lot w/ a shared driveway like an alley going to the back yard where there is ample parking. It''s fenced everywhere but the parking area. From the wonderful back porch (2 sides brick & 2 sides windows w/ a fold down table & full house fan) or the deck behind, you can sit & enjoy the beautiful backyard w/ lilac trees, dogwoods, rose of Sharon, a flowerbed, & a garden spot at the back. Living room has a non-working fireplace flanked by glass front cabinets, crown molding & wood valances. Dining room boasts a chandelier from the Governor Hotel, window shelf for plants, & glass front shelving. Cheery country kitchen w/ pantry cabinets! 2 bed/1ba on main, 3 bed/1ba up. New roof & gutters 2021. In March 2019, new hot water heater & water softener. In 2018 they redid the biggest bedroom on the main which used to be a family room w/ new carpet. Bathroom has a specialty jacuzzi tub for relaxing after a hard day. Don't miss out on this well cared for home!

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$537/yr (+$45/mo · 44.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $16,787
• − Mortgage interest: −$10,077
• − Property taxes: −$1,208
• − Insurance: −$900
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$5,233
• Taxable loss: −$3,317
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $630/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

Amenities A Commute A Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• City population: 41,145
• Population (ZIP): 29,777

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.16%
• Current HPI: 209.3832
• 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

+43.9% since first listed

5 events — show timeline

• 2026-05-09 Pending — JCMLS
• 2026-05-06 Listed $179,900 JCMLS
• 2026-05-05 Coming Soon $179,900 JCMLS
• 2021-05-17 Sold (MLS) — JCMLS
• 2021-04-13 Listed $125,000 JCMLS

Property tax history

+2.7%/yr

Latest (2025): $1,208 · +5.5% YoY. Source: county tax records.