811 Clark Ave · Jefferson City, MO 65101

$109,900

4 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 77 Days on market

Built 1920 5,227 sqft lot Est $199k · 45% under ↓ 4% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special! This duplex is perfect for the investor looking to build equity. Home suffered from a small smoking related fire that was contained to one upstairs bedroom and the area around it's door. All damage appears to be cosmetic, there is no known structural damage. Electric and Gas service has been restored to property but the fire damaged room will need to be rewired. House has updated wiring and breaker panels, water service was replaced at the beginning of 2026. Property being sold As-Is

Key facts

• 5,227 sq ft lot
• Built 1920
• Listed 77 days

Property features AI

Finance

• Other: Total building area listed as 1,629 above grade and 1,629 below grade
• Financial info: Investment property (residential income)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Fixer condition; Zoned Other / RS-4
• Construction: Brick and wood siding exterior
• Exterior features: Off-street parking; Other parking options

Interior

• Bedrooms: Two 3-bedroom units; Two 2-bedroom units
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Baseboard heating; Electric heating
• Interior features: Basement with walk-up access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.33% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $198,738
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Clark Ave	0.05mi	4/2.0	1,568 (-4%)	15mo	$192,000	$122	79
704 Hobb Ter	0.17mi	4/1.0	1,428 (-12%)	13mo	$180,000	$126	57
1303 Cottage Ln	0.28mi	3/1.0 (-1)	1,411 (-13%)	10mo	$110,000	$78	47
707 Maple St	0.62mi	4/2.0	1,555 (-4%)	20mo	$139,900	$90	47
1502 Rehagen Blvd	0.72mi	3/1.5 (-1)	1,610 (-1%)	16mo	$215,000	$134	44
1307 Bald Hill Rd	0.23mi	3/2.0 (-1)	1,853 (+14%)	22mo	$197,000	$106	43
116 S Polk St	0.63mi	3/2.0 (-1)	1,501 (-8%)	13mo	$196,000	$131	42

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $13,707
• Equity at exit: $16,386

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $52,404
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $495

Break-even live

Break-even rent $832

Max offer price $109,900

Occupancy floor 61%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $109,900 Pending 77 DOM
2. 2026-06-15
   days on market $109,900 Active 77 DOM
3. 2026-06-14
   days on market $109,900 Active 75 DOM
4. 2026-06-13
   days on market $109,900 Active 74 DOM
5. 2026-06-10
   days on market $109,900 Active 72 DOM
6. 2026-06-09
   days on market $109,900 Active 71 DOM
7. 2026-06-08
   days on market $109,900 Active 70 DOM
8. 2026-06-07
   days on market $109,900 Active 69 DOM
9. 2026-06-05
   days on market $109,900 Active 66 DOM
10. 2026-06-03
    days on market $109,900 Active 65 DOM
11. 2026-06-02
    days on market $109,900 Active 64 DOM
12. 2026-06-01
    days on market $109,900 Active 63 DOM
13. 2026-05-31
    days on market $109,900 Active 62 DOM
14. 2026-05-30
    days on market $109,900 Active 61 DOM
15. 2026-05-08
    price $109,900
16. 2026-03-30
    listed $115,000 Active
17. 2025-11-18
    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: $418 · $35/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$648/yr (+$54/mo · 154.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,506
• − Mortgage interest: −$6,156
• − Property taxes: −$418
• − Insurance: −$550
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$3,197
• Taxable income: $4,384
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,894/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

-4.4% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $109,900 JCMLS
• 2026-03-30 Listed $115,000 JCMLS
• 2025-11-18 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $418 · +5.9% YoY. Source: county tax records.