1917 Jones St · St. Joseph, MO 64501

$60,000

3 bd · 1.0 ba · 736 sqft · SingleFamily public records · 3 Days on market

Built 1885 6,970 sqft lot Est $71k · 16% under ↓ 24% 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 +14.7/15.0
• 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

Listing remarks MLS

Don't miss out on this adorable, remodeled, 2-story, 3 bdrm with larger living room and dining room. Exterior recently painted with newer roof, plumbing, wiring, HVAC, windows. Kitchen totally updated with recessed lighting. Quiet neighborhood, large lot with off-street parking.

Key facts

• 6,970 sq ft lot
• Built 1885
• Listed 3 days

Property features AI

Finance

• Other: Lot approximately 6,970 square feet
• Financial info: Annual tax amount disclosed
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Facing direction not specified; Entry level main
• Construction: Composition roof; Approximately 101+ years old
• Exterior features: Vinyl and wood siding

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on second level)
• Bathrooms: 1 full bathroom (second level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Unfinished partial basement; 1.5-story floor plan
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $60k).
• Cap rate 13.5% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1885 — 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: 1.56% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $71,392
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Jones St	0.00mi	3/1.0	736 (0%)	0mo	$60,000	$82	100
2013 Jones St	0.07mi	2/2.0 (-1)	720 (-2%)	6mo	$139,900	$194	79
2009 Barkley Ln	0.12mi	2/1.0 (-1)	800 (+9%)	10mo	$110,000	$138	67
2238 Jules St	0.59mi	2/1.0 (-1)	768 (+4%)	13mo	$39,900	$52	50
2629 Faraon St	0.68mi	3/1.0	676 (-8%)	15mo	$70,000	$104	42
1445 N 11th St	0.58mi	2/2.0 (-1)	824 (+12%)	12mo	$79,900	$97	34
1017 Ridenbaugh St	0.60mi	2/1.0 (-1)	672 (-9%)	22mo	$48,900	$73	34
1715 Felix St	0.65mi	2/1.0 (-1)	844 (+15%)	8mo	$57,900	$69	33

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $13,123
• Equity at exit: $8,946

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $40,827
• 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 64501

• Active inventory: 97
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $359

Break-even live

Break-even rent $483

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $393	-5% $376	+0% $359	+5% $342	+10% $325
Rent	-10% $285	-5% $322	+0% $359	+5% $396	+10% $433
Rate	-1.0pp $389	-0.5pp $374	base $359	+0.5pp $343	+1.0pp $327

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	44d	1	0.76mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	44d	1	0.96mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	44d	1	1.13mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	44d	1	1.31mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $60,000 Pending 3 DOM
2. 2026-06-03
   days on market $60,000 Active 2 DOM
3. 2026-06-01
   remarks 231-char remark
4. 2026-06-01
   listed $60,000 Active 1 DOM

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$81/yr (+$7/mo · 16.2%)

ⓘ 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 1/10 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: $11,243
• − Mortgage interest: −$3,361
• − Property taxes: −$501
• − Insurance: −$300
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$1,745
• Taxable income: $3,537
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,457/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

-24.1% since first listed

10 events — show timeline

• 2026-06-01 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2020-10-02 Sold (Public Records) — Public Records
• 2015-06-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-10-14 Listed $63,500 Heartland MLS as Distributed by MLS Grid
• 2011-08-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-02-15 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-03-01 Listed $72,000 Heartland MLS as Distributed by MLS Grid
• 2006-05-31 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2002-10-11 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $501 · +5.5% YoY. Source: county tax records.