1217 E Broadway Blvd · Sedalia, MO 65301

$115,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 41 Days on market

Built 1926 5,227 sqft lot $111/sqft · at area comps Est $119k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.0/10.0
• 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

Investors take a look! This 2 bedroom, 1 bath home has lots of space to make it your own. Large, original trim throughout most of the house. 1 bedroom on the main and 1 bedroom upstairs. The upstairs bedroom features a large walk-in cedar lined closet. There is a large dining room between the living room and kitchen. Good sized backyard on a corner lot with a privacy fence. 1 car detached garage accessible from S Wagner St.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1926

Property features AI

Exterior

• Parking: Detached garage (1 covered parking space, 1 total garage space)
• Utilities: Public water; Public sewer; 220 volt electric service; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Porch; Deck; Composition roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Drapes
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 2 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $119,130
• List price: $115,000
• Delta: -3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 E 9th St	0.46mi	3/1.0	1,086 (+4%)	2mo	$142,500	$131	70
1216 E 4th St	0.21mi	2/1.0 (-1)	943 (-9%)	0mo	$142,500	$151	69
726 E 4th St	0.38mi	2/1.0 (-1)	994 (-4%)	4mo	$120,000	$121	66
1611 W Broadway Ave	0.26mi	2/1.0 (-1)	996 (-4%)	17mo	$109,000	$109	62
608 S New York Ave	0.21mi	2/1.5 (-1)	1,005 (-3%)	20mo	$75,000	$75	61
1000 E 9th St	0.20mi	3/1.0	960 (-8%)	20mo	$115,000	$120	61
1305 E 14th St	0.36mi	3/1.0	1,136 (+9%)	12mo	$60,000	$53	58
901 E 14th St	0.41mi	2/1.0 (-1)	1,028 (-1%)	22mo	$85,000	$83	56
648 E 11th St	0.47mi	3/1.0	962 (-8%)	12mo	$115,000	$120	55
1935 E 7th St	0.56mi	2/1.0 (-1)	1,140 (+10%)	5mo	$155,000	$136	49
640 E 11th St	0.48mi	2/1.0 (-1)	936 (-10%)	9mo	$79,000	$84	49
2005 E 16th St	0.74mi	3/1.0	1,004 (-4%)	21mo	$159,900	$159	42

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $12,538
• Equity at exit: $17,147

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $50,936
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $490

Break-even live

Break-even rent $870

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $555	-5% $523	+0% $490	+5% $458	+10% $425
Rent	-10% $372	-5% $431	+0% $490	+5% $549	+10% $608
Rate	-1.0pp $548	-0.5pp $519	base $490	+0.5pp $460	+1.0pp $430

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	44d	1	0.17mi
1350 E 24th St Sedalia, MO	3.0	2.5	1500	$1,670	$1.11	44d	1	1.03mi

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 41 DOM
2. 2026-06-18
   days on market $115,000 Active 40 DOM
3. 2026-06-17
   days on market $115,000 Active 39 DOM
4. 2026-06-16
   days on market $115,000 Active 38 DOM
5. 2026-06-15
   days on market $115,000 Active 37 DOM
6. 2026-06-14
   days on market $115,000 Active 35 DOM
7. 2026-06-12
   days on market $115,000 Active 34 DOM
8. 2026-06-09
   days on market $115,000 Active 31 DOM
9. 2026-06-08
   days on market $115,000 Active 30 DOM
10. 2026-06-07
    days on market $115,000 Active 29 DOM
11. 2026-06-05
    days on market $115,000 Active 26 DOM
12. 2026-06-03
    days on market $115,000 Active 25 DOM
13. 2026-06-02
    days on market $115,000 Active 24 DOM
14. 2026-06-01
    days on market $115,000 Active 23 DOM
15. 2026-06-01
    price $115,000 Active 22 DOM
16. 2026-05-31
    days on market $125,000 Active 22 DOM
17. 2026-05-30
    days on market $125,000 Active 21 DOM
18. 2026-05-15
    status Active 954-char remark
19. 2026-05-07
    status Pending 954-char remark
20. 2026-05-01
    listed $130,000 Active 954-char remark
21. 2021-06-25
    soldstatus 428-char remark

    Show marketing remark (428 chars)

    Investors take a look! This 2 bedroom, 1 bath home has lots of space to make it your own. Large, original trim throughout most of the house. 1 bedroom on the main and 1 bedroom upstairs. The upstairs bedroom features a large walk-in cedar lined closet. There is a large dining room between the living room and kitchen. Good sized backyard on a corner lot with a privacy fence. 1 car detached garage accessible from S Wagner St.

22. 2021-05-10
    listed $50,000 428-char remark

    Show marketing remark (428 chars)

    Investors take a look! This 2 bedroom, 1 bath home has lots of space to make it your own. Large, original trim throughout most of the house. 1 bedroom on the main and 1 bedroom upstairs. The upstairs bedroom features a large walk-in cedar lined closet. There is a large dining room between the living room and kitchen. Good sized backyard on a corner lot with a privacy fence. 1 car detached garage accessible from S Wagner St.

23. 1998-02-01
    soldstatus
24. 1995-03-22
    soldstatus
25. 1991-04-29
    soldstatus
26. 1980-08-29
    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: $431 · $36/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$684/yr (+$57/mo · 158.8%)

ⓘ 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: $17,879
• − Mortgage interest: −$6,442
• − Property taxes: −$431
• − Insurance: −$575
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,345
• Taxable income: $4,225
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,868/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

+130.0% since first listed

11 events — show timeline

• 2026-05-31 Price Changed $115,000 WCAR
• 2026-05-21 Price Changed $125,000 WCAR
• 2026-05-15 Relisted — WCAR
• 2026-05-07 Pending — WCAR
• 2026-05-01 Listed $130,000 WCAR
• 2021-06-25 Sold (MLS) — WCAR
• 2021-05-10 Listed $50,000 WCAR
• 1998-02-01 Sold (Public Records) — Public Records
• 1995-03-22 Sold (Public Records) — Public Records
• 1991-04-29 Sold (Public Records) — Public Records
• 1980-08-29 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $431 · +4.0% YoY. Source: county tax records.