207 Broad St · Warrensburg, MO 64093

$260,000

5 bd · 2.5 ba · 3,794 sqft · Other public records · 53 Days on market

Built 1914 7,920 sqft lot $69/sqft · 11% below area Est $308k · 16% under

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Why this score? — see what drove the D 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).

• ARV discount +14.5/15.0
• Cash flow +8.9/30.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located right across from UCM parking lot. Roll out of bed and be in class in five minutes! This five bedroom home is a home for five college boys at this time with rent of $2,125 split between the five. Utilities are paid by owner except for internet.

Key facts

• Brand new roof
• Covered patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORS
• BRAND NEW ROOF
• COVERED PATIO
• LARGE DRY UNFINISHED BASEMENT
• FLEX ROOM

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories; Entry and rooms on multiple levels
• Construction: Brick/Mortar construction; Composition roof; Full basement
• Exterior features: Deck; Covered patio; City lot

Interior

• Kitchen: Granite counters; Ceramic tile; Dishwasher; Disposal; Refrigerator; Built-in oven
• Bedrooms: 5 bedrooms (located on main, second and third levels)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Ceramic tile in bathrooms; Shower-only in two bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Formal dining area; Built-in oven; Disposal; Dishwasher; Refrigerator; Has fireplace (gas)
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (32.4% below list).
• Recommended offer: $176k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.2% in Warrensburg — 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 74/100 on livability (#71 in MO, #4,801 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D+, commute F.
• Warrensburg R-VI (town): math 30% / reading 45% proficiency, ranked #184 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,766 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.84
• GRM: 12.3

CMA / ARV

• ARV (median comp): $308,153
• List price: $260,000
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.33×
• Total profit: $-48,938
• Equity at exit: $38,767

10-year hold

• IRR: -5.7%
• Equity multiple: 0.58×
• Total profit: $-30,458
• Equity at exit: $22,480

Cash invested: $72,800 (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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-211

Break-even live

Break-even rent $2,025

Max offer price $222,665

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $260,000 Active 53 DOM
2. 2026-06-18
   days on market $260,000 Active 52 DOM
3. 2026-06-17
   days on market $260,000 Active 51 DOM
4. 2026-06-16
   days on market $260,000 Active 50 DOM
5. 2026-06-15
   days on market $260,000 Active 49 DOM
6. 2026-06-14
   days on market $260,000 Active 47 DOM
7. 2026-06-12
   days on market $260,000 Active 46 DOM
8. 2026-06-09
   days on market $260,000 Active 43 DOM
9. 2026-06-08
   days on market $260,000 Active 42 DOM
10. 2026-06-07
    days on market $260,000 Active 41 DOM
11. 2026-06-03
    days on market $260,000 Active 37 DOM
12. 2026-06-02
    days on market $260,000 Active 36 DOM
13. 2026-06-01
    days on market $260,000 Active 35 DOM
14. 2026-05-31
    days on market $260,000 Active 34 DOM
15. 2026-05-30
    days on market $260,000 Active 33 DOM
16. 2026-04-27
    listed $260,000 Active 920-char remark
17. 2022-05-04
    soldstatus
18. 2022-05-03
    soldstatus Closed 266-char remark

    Show marketing remark (266 chars)

    This home is located right across from UCM parking lot. Roll out of bed and be in class in five minutes! This five bedroom home is a home for five college boys at this time with rent of $2,125 split between the five. Utilities are paid by owner except for internet.

19. 2022-03-25
    status Pending 266-char remark

    Show marketing remark (266 chars)

    This home is located right across from UCM parking lot. Roll out of bed and be in class in five minutes! This five bedroom home is a home for five college boys at this time with rent of $2,125 split between the five. Utilities are paid by owner except for internet.

20. 2022-03-20
    listed $230,000 Active 266-char remark

    Show marketing remark (266 chars)

    This home is located right across from UCM parking lot. Roll out of bed and be in class in five minutes! This five bedroom home is a home for five college boys at this time with rent of $2,125 split between the five. Utilities are paid by owner except for internet.

21. 2010-11-16
    soldstatus

    Show marketing remark (299 chars)

    SLEEP LATE AND MAKE IT TO CLASS. NICE OLDER HOME W/ THIRD FLOOR ROOM. RIGHT ACROSS FROM UNIVERSITY PARKING LOT. HOUSE NEEDS SOME "FOO-FOO" BUT A GREAT LOCATION TO THE UNIVERSITY. 4 SPACIOUS BEDROOMS ON SECOND FLOOR. GREAT LONG LIVING ROOM WITH MANY BOOKSHELVES IN LIVING ROOM, DINING ROOM.

22. 2010-11-01
    soldstatus
23. 2010-08-12
    listed $89,500

    Show marketing remark (299 chars)

    SLEEP LATE AND MAKE IT TO CLASS. NICE OLDER HOME W/ THIRD FLOOR ROOM. RIGHT ACROSS FROM UNIVERSITY PARKING LOT. HOUSE NEEDS SOME "FOO-FOO" BUT A GREAT LOCATION TO THE UNIVERSITY. 4 SPACIOUS BEDROOMS ON SECOND FLOOR. GREAT LONG LIVING ROOM WITH MANY BOOKSHELVES IN LIVING ROOM, DINING ROOM.

24. 1998-10-01
    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: $1,537 · $128/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$985/yr (+$82/mo · 64.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,092
• − Mortgage interest: −$14,564
• − Property taxes: −$1,537
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$7,564
• Taxable loss: −$7,248
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-797/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: Warrensburg R-VI
• NCES district ID: 2931020
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $43,760
• Composite: 31.77/100
• National rank: #5895
• State rank: #184 of 324 in MO

Livability — Warrensburg

• Score: 74/100
• State rank: #71
• US rank: #4801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, MO
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, 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

+190.5% since first listed

9 events — show timeline

• 2026-04-27 Listed $260,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-04 Sold (Public Records) — Public Records
• 2022-05-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-20 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-11-01 Sold (Public Records) — Public Records
• 2010-08-12 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 1998-10-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,537 · +7.1% YoY. Source: county tax records.