1321 S 17th St · St. Joseph, MO 64507

$55,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1912 6,098 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-309578 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect.com DAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1912

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $55k).
• Cap rate 15.0% 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: 95 active listings in the ZIP; 15 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1912 — 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: 1.73% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.09%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $122,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 S 17th St	0.00mi	2/1.0	1,040 (0%)	1mo	$55,000	$53	99
1018 S 20th St	0.27mi	2/1.0	989 (-5%)	3mo	$35,000	$35	77
1336 S 17th St	0.04mi	3/1.0 (+1)	1,156 (+11%)	2mo	$144,900	$125	73
2101 Penn St	0.28mi	3/1.0 (+1)	988 (-5%)	2mo	$134,900	$137	72
1202 S 26th St	0.54mi	2/1.0	1,040 (0%)	5mo	$149,900	$144	71
832 S 19th St	0.36mi	2/1.0	1,100 (+6%)	6mo	$79,900	$73	68
1607 S 14th St	0.27mi	3/1.5 (+1)	1,134 (+9%)	1mo	$133,900	$118	65
1501 Pacific St	0.46mi	2/1.0	936 (-10%)	2mo	$79,900	$85	60
1319 S 22nd St	0.29mi	3/1.0 (+1)	1,176 (+13%)	0mo	$114,900	$98	59
1319 S 24th St	0.43mi	3/1.0 (+1)	1,132 (+9%)	6mo	$134,900	$119	55
1409 Pacific St	0.47mi	2/1.0	896 (-14%)	6mo	$112,067	$125	50
1603 Angelique St	0.63mi	2/1.0	918 (-12%)	7mo	$39,900	$43	45

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $16,494
• Equity at exit: $8,201

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $47,073
• Equity at exit: $4,755

Cash invested: $15,400 (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 64507

• Active inventory: 95
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $953 high
• Mortgage (P&I): −$288
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $399

Break-even live

Break-even rent $448

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 S 11th St Apt 605 St Joseph, MO	2.0	2.0	1141	$940	$0.82	43d	1	0.43mi
1300 S 11th St Apt 22 St Joseph, MO	2.0	1.0	866	$998	$1.15	43d	1	0.43mi
1300 S 11th St Apt 603 St Joseph, MO	2.0	2.0	1176	$910	$0.77	43d	1	0.43mi
1106 Olive St Saint Joseph, MO	2.0	1.0	700	$725	$1.04	43d	1	0.48mi
1616 S 25th St Saint Joseph, MO	3.0	1.0	1500	$1,300	$0.87	43d	1	0.50mi
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.73mi
2219 S 10th St Saint Joseph, MO	2.0	1.0	800	$900	$1.12	43d	1	0.76mi
201 S 10th St Saint Joseph, MO	2.0	1.0	600	$1,000	$1.67	43d	1	0.86mi
2408 Jules St Saint Joseph, MO	2.0	1.0	1032	$1,100	$1.07	43d	1	1.00mi
1015 Faraon St St Joseph, MO	1.0	1.0	743	$820	$1.10	43d	1	1.07mi
425 N 25th St St Joseph, MO	2.0	1.0	800	$850	$1.06	43d	1	1.14mi
516 N 10th St Saint Joseph, MO	1.0–2.0	1.0	700	$900	$1.29	43d	1	1.20mi
3128 Midland St Saint Joseph, MO	2.0	1.0	1104	$975	$0.88	43d	1	1.33mi
809 Hall St Unit B St Joseph, MO	1.0	1.0	750	$850	$1.13	43d	1	1.36mi
917 N 24th St Unit 1 St Joseph, MO	2.0	1.0	933	$925	$0.99	43d	1	1.47mi

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-04-11
   listed $55,000 Active
3. 2010-08-06
   soldstatus
4. 2009-07-16
   soldstatus 669-char remark

   Show marketing remark (669 chars)

   This home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-309578 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect.com DAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

5. 2009-06-05
   listed $19,000 669-char remark

   Show marketing remark (669 chars)

   This home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-309578 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect.com DAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

6. 2003-04-16
   soldstatus
7. 2003-04-14
   soldstatus 21-char remark

   Show marketing remark (21 chars)

   Sold before processed

8. 2003-02-17
   listed $35,000 21-char remark

   Show marketing remark (21 chars)

   Sold before processed

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$20/yr (+$2/mo · 3.9%)

ⓘ 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: $11,439
• − Mortgage interest: −$3,081
• − Property taxes: −$513
• − Insurance: −$275
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,600
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,794/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
• City population: 44,382
• Population (ZIP): 14,159

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 (81%)
• Race & ethnicity: White 81% Black 8% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -121.49%
• Current HPI: 165.1511
• 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

+57.1% since first listed

8 events — show timeline

• 2026-04-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2010-08-06 Sold (Public Records) — Public Records
• 2009-07-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-06-05 Listed $19,000 Heartland MLS as Distributed by MLS Grid
• 2003-04-16 Sold (Public Records) — Public Records
• 2003-04-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-02-17 Listed $35,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $513 · +26.2% YoY. Source: county tax records.