521 E 11th St · Sedalia, MO 65301

$130,000

5 bd · 1.0 ba · 2,170 sqft · SingleFamily public records · 237 Days on market

Built 1893 5,520 sqft lot $60/sqft · 27% below area Est $178k · 27% under ↓ 7% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious four-bedroom, two-bath home located in the heart of Sedalia, just a stone's throw away from various amenities! As you step inside, you'll be greeted by the charm of original hardwood floors that flow throughout the large rooms. The kitchen features ample cabinet and countertop space, with room to eat-in, along with a formal dining room. On the main floor, you’ll find a well-appointed bedroom for easy accessibility, while the upper floor hosts three additional bedrooms, offering plenty of space. Convenience is key with a full bathroom located on both levels of the home. Additionally, the property includes a detached one-car garage, providing extra storage or parking space. This home combines comfort, functionality, and a prime location, making it a wonderful choice for your next residence in Sedalia! Come see all that it has to offer!

Key facts

• Formal dining room
• Ample cabinet space
• 5,520 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• AMPLE CABINET SPACE
• FORMAL DINING ROOM
• WELL-APPOINTED BEDROOM
• FULL BATHROOM ON BOTH LEVELS
• DETACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Sedalia — 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 71/100 on livability (#107 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Sedalia 200 (town): math 47% / reading 46% proficiency, ranked #89 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 213 active listings in the ZIP; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pettis County population projected to shrink 7% 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.16% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $177,500
• List price: $130,000
• Delta: -26.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 S Kentucky Ave	0.52mi	4/2.0 (-1)	2,135 (-2%)	15mo	$129,900	$61	52
422 E 5th St	0.35mi	4/2.0 (-1)	1,978 (-9%)	16mo	$219,900	$111	46
519 W Broadway Blvd	0.61mi	4/1.5 (-1)	2,466 (+14%)	2mo	$130,000	$53	40
518 W Broadway Blvd	0.62mi	4/2.0 (-1)	2,000 (-8%)	23mo	$159,000	$80	30
904 S Harrison Ave	0.70mi	4/2.5 (-1)	1,862 (-14%)	15mo	$295,000	$158	20

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,800
• Equity at exit: $19,383

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $35,225
• Equity at exit: $11,240

Cash invested: $36,400 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 213
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $391

Break-even live

Break-even rent $1,015

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   days on market $130,000 Active 237 DOM
2. 2026-06-16
   days on market $130,000 Active 236 DOM
3. 2026-06-15
   days on market $130,000 Active 235 DOM
4. 2026-06-14
   days on market $130,000 Active 233 DOM
5. 2026-06-12
   days on market $130,000 Active 232 DOM
6. 2026-06-09
   days on market $130,000 Active 229 DOM
7. 2026-06-08
   days on market $130,000 Active 228 DOM
8. 2026-06-07
   days on market $130,000 Active 227 DOM
9. 2026-06-05
   days on market $130,000 Active 224 DOM
10. 2026-06-03
    days on market $130,000 Active 223 DOM
11. 2026-06-02
    days on market $130,000 Active 222 DOM
12. 2026-06-01
    days on market $130,000 Active 221 DOM
13. 2026-05-31
    days on market $130,000 Active 220 DOM
14. 2026-05-30
    days on market $130,000 Active 219 DOM
15. 2026-03-08
    price $130,000 876-char remark

    Show marketing remark (876 chars)

    Welcome to this spacious four-bedroom, two-bath home located in the heart of Sedalia, just a stone's throw away from various amenities! As you step inside, you'll be greeted by the charm of original hardwood floors that flow throughout the large rooms. The kitchen features ample cabinet and countertop space, with room to eat-in, along with a formal dining room. On the main floor, you’ll find a well-appointed bedroom for easy accessibility, while the upper floor hosts three additional bedrooms, offering plenty of space. Convenience is key with a full bathroom located on both levels of the home. Additionally, the property includes a detached one-car garage, providing extra storage or parking space. This home combines comfort, functionality, and a prime location, making it a wonderful choice for your next residence in Sedalia! Come see all that it has to offer!

16. 2025-10-23
    listed $140,000 Active 876-char remark

    Show marketing remark (876 chars)

    Welcome to this spacious four-bedroom, two-bath home located in the heart of Sedalia, just a stone's throw away from various amenities! As you step inside, you'll be greeted by the charm of original hardwood floors that flow throughout the large rooms. The kitchen features ample cabinet and countertop space, with room to eat-in, along with a formal dining room. On the main floor, you’ll find a well-appointed bedroom for easy accessibility, while the upper floor hosts three additional bedrooms, offering plenty of space. Convenience is key with a full bathroom located on both levels of the home. Additionally, the property includes a detached one-car garage, providing extra storage or parking space. This home combines comfort, functionality, and a prime location, making it a wonderful choice for your next residence in Sedalia! Come see all that it has to offer!

17. 2000-08-31
    soldstatus
18. 2000-08-20
    soldstatus
19. 1997-09-09
    soldstatus
20. 1987-11-16
    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: $787 · $66/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$474/yr (+$39/mo · 60.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $18,114
• − Mortgage interest: −$7,282
• − Property taxes: −$787
• − Insurance: −$650
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,782
• Taxable income: $2,714
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $4,040/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: Sedalia 200
• NCES district ID: 2927830
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,452
• Composite: 38.7/100
• National rank: #4141
• State rank: #89 of 324 in MO

Livability — Sedalia

• Score: 71/100
• State rank: #107
• US rank: #6990

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedalia, MO
• County: Pettis County · 35,091 people
• City population: 35,091
• Metro: Sedalia, MO
• Population (ZIP): 35,091
• Household income: $58,064
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1021.0

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Subsaharan African 3% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.80%
• Current HPI: 292.8224
• Rent YoY: —
• Metro: Sedalia, MO
• 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

-7.1% since first listed

6 events — show timeline

• 2026-03-08 Price Changed $130,000 WCAR
• 2025-10-23 Listed $140,000 WCAR
• 2000-08-31 Sold (Public Records) — Public Records
• 2000-08-20 Sold (Public Records) — Public Records
• 1997-09-09 Sold (Public Records) — Public Records
• 1987-11-16 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $787 · +2.5% YoY. Source: county tax records.