6501 E 32nd St · Sedalia, MO 65301

$62,267

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 7 Days on market

Built 1970 0.33 ac lot $25/mo HOA · 2% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

Key facts

• 0.33 acre lot
• Garage
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 15.9% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $430 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $62,267

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.89% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.21%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $149,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6505 Monsees Dr	0.07mi	3/1.0	1,008 (+1%)	16mo	$149,900	$149	82
2910 Westlake Dr	0.12mi	3/1.0	1,048 (+5%)	7mo	$160,000	$153	81
2610 Maplewood Ln	0.50mi	3/1.5	1,052 (+5%)	14mo	$155,000	$147	54
4005 South Lake Cir	0.48mi	2/1.5 (-1)	1,144 (+14%)	10mo	$115,000	$101	38

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $21,589
• Equity at exit: $9,284

10-year hold

• IRR: 36.9%
• Equity multiple: 4.42×
• Total profit: $59,644
• Equity at exit: $5,384

Cash invested: $17,435 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$327
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$26
• HOA: −$25
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $497

Break-even live

Break-even rent $548

Max offer price $62,267

Occupancy floor 53%

Sensitivity live

Price	-10% $532	-5% $515	+0% $497	+5% $479	+10% $462
Rent	-10% $404	-5% $451	+0% $497	+5% $544	+10% $590
Rate	-1.0pp $528	-0.5pp $513	base $497	+0.5pp $481	+1.0pp $465

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: $15,567
• Closing costs: $1,868
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 5 events

1. 2026-04-06
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

2. 2026-01-28
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

3. 2026-01-28
   status Pending

   Show marketing remark (476 chars)

   Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

4. 2026-01-21
   listed $62,267 Active 476-char remark

   Show marketing remark (476 chars)

   Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

5. 2026-01-21
   listed $62,267 Active

   Show marketing remark (476 chars)

   Bright and affordable single-story living just outside the city, this 3-bedroom, 1-bath ranch offers comfortable, all-on-one-floor practicality. The attached 1-car garage provides direct entry and extra storage, With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold “As-Is, Where-Is. ” Title will only be conveyed by Quitclaim Deed. To make an offer or for more information, visit www. MyNextBid.com.

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $662 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (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: $14,123
• − Mortgage interest: −$3,488
• − Property taxes: −$662
• − Insurance: −$311
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$300
• − Depreciation: −$1,811
• Taxable income: $5,290
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $4,695/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

• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-06 Pending — WCAR
• 2026-01-28 Pending — WCAR
• 2026-01-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $62,267 WCAR
• 2026-01-21 Listed $62,267 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $662 · +0.5% YoY. Source: county tax records.