1215 Sylvanie St · St. Joseph, MO 64501

$74,500

4 bd · 0.0 ba · 1,662 sqft · MultiFamily public records · 105 Days on market

Built 1881 4,356 sqft lot Est $126k · 41% under ↓ 13% since listing

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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
• 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

Multi-family units

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

Listing remarks MLS

Attention investors! Here's the spring opportunity you've been looking for! This centrally located, duplex features two bedrooms in the lower and upper apartments. The units feature a mixture of flooring with the upper unit boasting newer carpet. You'll have to put some sweat equity into this duplex which is just around the corner from the Wyeth Tootle Museum in the Museum Hill Neighborhood of Historic St. Joseph, but when you're finished, the refreshed units should rent for $850 per month or more depending on finish level. Want to house hack, live on one side, and rent the other? Great idea! You'll be just up the hill from everything that a revitalizing St. Joseph has to offer. This duplex is being sold as part of a package with 1601 Faraon St. , another multifamily unit waiting for the finishing touches and to be added to your portfolio!

Key facts

• Mixture of flooring
• Refreshed units
• Duplex

Tags

• DUPLEX
• MIXTURE OF FLOORING
• MUSEUM HILL NEIGHBORHOOD
• REFRESHED UNITS

🏷️ Possibly a rental listed for sale. The $74,500 price doesn't fit this home's estimated sale value (~$125,555) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $74k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive. Per door: $474/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: 97 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 $1,804/mo this rent would consume 46% 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 $515 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 105 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.50%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $125,555
• List price: $74,500
• Delta: -40.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Mount Mora Rd	0.63mi	4/—	1,595 (-4%)	14mo	$145,000	$91	53

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: 52.7%
• Equity multiple: 3.31×
• Total profit: $48,271
• Equity at exit: $11,108

10-year hold

• IRR: 57.9%
• Equity multiple: 6.74×
• Total profit: $119,746
• Equity at exit: $6,441

Cash invested: $20,860 (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: 97
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$391
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $947

Break-even live

Break-even rent $605

Max offer price $74,500

Occupancy floor 42%

Sensitivity live

Price	-10% $990	-5% $968	+0% $947	+5% $926	+10% $905
Rent	-10% $805	-5% $876	+0% $947	+5% $1,019	+10% $1,090
Rate	-1.0pp $985	-0.5pp $966	base $947	+0.5pp $928	+1.0pp $908

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,804
Total (2 units)			$1,804

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: $18,625
• Closing costs: $2,235
• 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	44d	1	1.14mi

Listing history 29 events

1. 2026-06-19
   days on market $74,500 Active 105 DOM
2. 2026-06-18
   days on market $74,500 Active 104 DOM
3. 2026-06-17
   days on market $74,500 Active 103 DOM
4. 2026-06-16
   days on market $74,500 Active 102 DOM
5. 2026-06-15
   days on market $74,500 Active 101 DOM
6. 2026-06-14
   days on market $74,500 Active 99 DOM
7. 2026-06-12
   days on market $74,500 Active 98 DOM
8. 2026-06-09
   days on market $74,500 Active 95 DOM
9. 2026-06-08
   days on market $74,500 Active 94 DOM
10. 2026-06-07
    days on market $74,500 Active 93 DOM
11. 2026-06-03
    days on market $74,500 Active 89 DOM
12. 2026-06-02
    days on market $74,500 Active 88 DOM
13. 2026-06-01
    days on market $74,500 Active 87 DOM
14. 2026-05-31
    days on market $74,500 Active 86 DOM
15. 2026-05-30
    days on market $74,500 Active 85 DOM
16. 2026-03-06
    listed $75,000 Active 851-char remark

    Show marketing remark (851 chars)

    Attention investors! Here's the spring opportunity you've been looking for! This centrally located, duplex features two bedrooms in the lower and upper apartments. The units feature a mixture of flooring with the upper unit boasting newer carpet. You'll have to put some sweat equity into this duplex which is just around the corner from the Wyeth Tootle Museum in the Museum Hill Neighborhood of Historic St. Joseph, but when you're finished, the refreshed units should rent for $850 per month or more depending on finish level. Want to house hack, live on one side, and rent the other? Great idea! You'll be just up the hill from everything that a revitalizing St. Joseph has to offer. This duplex is being sold as part of a package with 1601 Faraon St. , another multifamily unit waiting for the finishing touches and to be added to your portfolio!

17. 2024-03-01
    historical
18. 2024-01-27
    listed $149,900 Active
19. 2018-05-15
    soldstatus
20. 2018-05-15
    soldstatus
21. 2018-05-11
    soldstatus
22. 2018-05-11
    soldstatus
23. 2015-12-22
    historical
24. 2015-12-17
    listed $29,900
25. 2015-12-14
    listed $29,900
26. 2015-01-10
    listed $39,900
27. 2008-08-07
    listed $84,950
28. 2007-01-18
    historical
29. 2006-09-28
    listed $86,500

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $723 · $60/mo
• Expected delta: +$50/yr (+$4/mo · 7.4%)

ⓘ 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 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: $21,648
• − Mortgage interest: −$4,173
• − Property taxes: −$673
• − Insurance: −$372
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$2,167
• Taxable income: $10,799
• Est. tax owed @ 24.0%: −$2,592
• After-tax cash flow: $8,777/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

-13.3% since first listed

14 events — show timeline

• 2026-03-06 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-27 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2018-05-15 Sold (Public Records) — Public Records
• 2018-05-15 Sold (Public Records) — Public Records
• 2018-05-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-05-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-12-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-12-17 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2015-12-14 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2015-01-10 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2008-08-07 Listed $84,950 Heartland MLS as Distributed by MLS Grid
• 2007-01-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2006-09-28 Listed $86,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $673 · +25.2% YoY. Source: county tax records.