1912 Faraon St · St. Joseph, MO 64501

$114,500

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 276 Days on market

Built 1892 2,040 sqft lot $118/sqft · 51% above area Est $134k · 14% under

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Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +14.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• 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

This three bedroom, one bathroom home is ready for you to move in! Walk through the door into the large entry area with built in shelves. A great room that's large enough to act as a living room and dining area features large windows that let in loads of sunlight. Around the corner, you'll find the spacious kitchen with plenty of shelf space. Head upstairs to the three bedrooms and bathroom, all in white and ready for you to customize with your own color palette. With newer laminate flooring and some hardwoods, keeping the house clean will be a snap. The unfinished basement is large enough to meet just about anyone's storage needs. Centrally located in mid-town, you'll have quick access to downtown and the Belt Highway. Whether you're looking for a home to call your own or have an interest in adding to your rental portfolio, this house will check all of your boxes. Schedule a showing today!

Key facts

• Large windows
• Large entry area
• Built in shelves

Tags

• LARGE ENTRY AREA
• BUILT IN SHELVES
• GREAT ROOM
• LARGE WINDOWS
• SPACIOUS KITCHEN
• PLENTY OF SHELF SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (14.7% below list).
• Recommended offer: $98k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 C — 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; 11 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 $792 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,712 (14.7% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — 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. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $133,715
• List price: $114,500
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2234 Felix St	0.26mi	3/1.5	912 (-6%)	3mo	$115,000	$126	74
1921 Jones St	0.49mi	2/1.0 (-1)	980 (+1%)	0mo	$30,000	$31	70
1603 Angelique St	0.42mi	2/1.0 (-1)	918 (-5%)	7mo	$39,900	$43	60
1901 Jones St	0.49mi	2/1.0 (-1)	1,018 (+5%)	5mo	$120,000	$118	60
1912 Holman St	0.67mi	3/1.0	955 (-2%)	8mo	$99,000	$104	60
2817 Jules St	0.72mi	2/1.5 (-1)	984 (+1%)	1mo	$110,000	$112	56
415 N 26th St	0.46mi	2/1.0 (-1)	864 (-11%)	2mo	$139,900	$162	54
2826 Faraon St	0.75mi	2/1.0 (-1)	940 (-3%)	3mo	$99,900	$106	53
1015 Corby St	0.68mi	2/1.0 (-1)	1,028 (+6%)	3mo	$75,000	$73	50
705 N 9 St	0.69mi	2/1.0 (-1)	1,032 (+6%)	7mo	$124,900	$121	46
832 S 19th St	0.64mi	2/1.0 (-1)	1,100 (+13%)	6mo	$79,900	$73	37
808 S 23rd St	0.68mi	2/1.0 (-1)	850 (-12%)	8mo	$75,000	$88	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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-13,070
• Equity at exit: $17,072

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-4,460
• Equity at exit: $9,900

Cash invested: $32,060 (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: 9.8×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$600
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $87

Break-even live

Break-even rent $867

Max offer price $114,500

Occupancy floor 86%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	43d	1	0.32mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	43d	1	0.38mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.47mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	43d	1	0.54mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	43d	1	0.62mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	43d	1	0.63mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	43d	1	0.87mi
2901 Frederick Ave Saint Joseph, MO	2.0–3.0	1.0	900	$1,000	$1.11	43d	1	1.01mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	43d	1	1.10mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	43d	1	1.16mi
1416 N 3rd St Unit 1418 St Joseph, MO	2.0	1.0	750	$850	$1.13	43d	1	1.22mi

Listing history 29 events

1. 2026-06-19
   days on market $114,500 Active 276 DOM
2. 2026-06-18
   days on market $114,500 Active 275 DOM
3. 2026-06-17
   days on market $114,500 Active 274 DOM
4. 2026-06-16
   days on market $114,500 Active 273 DOM
5. 2026-06-15
   days on market $114,500 Active 272 DOM
6. 2026-06-14
   days on market $114,500 Active 270 DOM
7. 2026-06-12
   days on market $114,500 Active 269 DOM
8. 2026-06-09
   days on market $114,500 Active 266 DOM
9. 2026-06-08
   days on market $114,500 Active 265 DOM
10. 2026-06-07
    days on market $114,500 Active 264 DOM
11. 2026-06-03
    days on market $114,500 Active 260 DOM
12. 2026-06-02
    days on market $114,500 Active 259 DOM
13. 2026-06-01
    days on market $114,500 Active 258 DOM
14. 2026-05-31
    days on market $114,500 Active 257 DOM
15. 2026-05-30
    days on market $114,500 Active 256 DOM
16. 2026-03-22
    price $114,500 903-char remark

    Show marketing remark (903 chars)

    This three bedroom, one bathroom home is ready for you to move in! Walk through the door into the large entry area with built in shelves. A great room that's large enough to act as a living room and dining area features large windows that let in loads of sunlight. Around the corner, you'll find the spacious kitchen with plenty of shelf space. Head upstairs to the three bedrooms and bathroom, all in white and ready for you to customize with your own color palette. With newer laminate flooring and some hardwoods, keeping the house clean will be a snap. The unfinished basement is large enough to meet just about anyone's storage needs. Centrally located in mid-town, you'll have quick access to downtown and the Belt Highway. Whether you're looking for a home to call your own or have an interest in adding to your rental portfolio, this house will check all of your boxes. Schedule a showing today!

17. 2025-11-03
    price $116,000 903-char remark

    Show marketing remark (903 chars)

    This three bedroom, one bathroom home is ready for you to move in! Walk through the door into the large entry area with built in shelves. A great room that's large enough to act as a living room and dining area features large windows that let in loads of sunlight. Around the corner, you'll find the spacious kitchen with plenty of shelf space. Head upstairs to the three bedrooms and bathroom, all in white and ready for you to customize with your own color palette. With newer laminate flooring and some hardwoods, keeping the house clean will be a snap. The unfinished basement is large enough to meet just about anyone's storage needs. Centrally located in mid-town, you'll have quick access to downtown and the Belt Highway. Whether you're looking for a home to call your own or have an interest in adding to your rental portfolio, this house will check all of your boxes. Schedule a showing today!

18. 2025-09-26
    price $117,500 903-char remark

    Show marketing remark (903 chars)

    This three bedroom, one bathroom home is ready for you to move in! Walk through the door into the large entry area with built in shelves. A great room that's large enough to act as a living room and dining area features large windows that let in loads of sunlight. Around the corner, you'll find the spacious kitchen with plenty of shelf space. Head upstairs to the three bedrooms and bathroom, all in white and ready for you to customize with your own color palette. With newer laminate flooring and some hardwoods, keeping the house clean will be a snap. The unfinished basement is large enough to meet just about anyone's storage needs. Centrally located in mid-town, you'll have quick access to downtown and the Belt Highway. Whether you're looking for a home to call your own or have an interest in adding to your rental portfolio, this house will check all of your boxes. Schedule a showing today!

19. 2025-09-16
    listed $119,900 Active 903-char remark

    Show marketing remark (903 chars)

    This three bedroom, one bathroom home is ready for you to move in! Walk through the door into the large entry area with built in shelves. A great room that's large enough to act as a living room and dining area features large windows that let in loads of sunlight. Around the corner, you'll find the spacious kitchen with plenty of shelf space. Head upstairs to the three bedrooms and bathroom, all in white and ready for you to customize with your own color palette. With newer laminate flooring and some hardwoods, keeping the house clean will be a snap. The unfinished basement is large enough to meet just about anyone's storage needs. Centrally located in mid-town, you'll have quick access to downtown and the Belt Highway. Whether you're looking for a home to call your own or have an interest in adding to your rental portfolio, this house will check all of your boxes. Schedule a showing today!

20. 2025-06-14
    historical
21. 2025-06-05
    status Pending
22. 2025-06-04
    price $119,900
23. 2025-05-29
    price $124,900
24. 2025-05-16
    listed $129,900 Active
25. 2023-12-08
    soldstatus
26. 2023-12-08
    soldstatus
27. 2000-06-06
    soldstatus
28. 2000-06-05
    soldstatus
29. 2000-04-19
    listed $30,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$668/yr (+$56/mo · 151.0%)

ⓘ 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: $11,725
• − Mortgage interest: −$6,414
• − Property taxes: −$442
• − Insurance: −$572
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$3,331
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,261/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

+281.7% since first listed

14 events — show timeline

• 2026-03-22 Price Changed $114,500 Heartland MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $116,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $117,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-06-04 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2025-05-16 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2023-12-08 Sold (Public Records) — Public Records
• 2023-12-08 Sold (Public Records) — Public Records
• 2000-06-06 Sold (Public Records) — Public Records
• 2000-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-04-19 Listed $30,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $442 · +7.0% YoY. Source: county tax records.