709 W 5th St · Sedalia, MO 65301

$110,000

6 bd · 2.0 ba · 2,981 sqft · SingleFamily public records · 162 Days on market

Built 1900 9,583 sqft lot ↓ 15% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Designers dream! Gorgeous 4 bedroom, 2 bath home sitting on an 80ft lot with beautiful woodwork, built-ins, lots of character, off street parking, a detached garage and so much usable space! Bring your love and design your dream home! Over sized kitchen with breakfast bar, an abundance of storage and prep space and some appliances! Living room and family room both offer fireplaces. Main floor laundry room off of the kitchen. You will find all 4 spacious bedrooms and the second back on the second floor. On the third floor you'll find a studio type space with a landing and two living areas. Call today to schedule your showing of this charmer!

Key facts

• Wonderful wood trim
• Large kitchen
• Full third floor

Tags

• GRAND FRONT COLUMNS
• WONDERFUL WOOD TRIM
• ELEGANT DETAILED RAILING
• LARGE KITCHEN
• FULL THIRD FLOOR
• COMPLETELY FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 33% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $89k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1900 — 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: 1.43% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $348,777
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 S Grand Ave	0.07mi	5/— (-1)	3,306 (+11%)	6mo	$79,900	$24	69
501 W Broadway Blvd	0.25mi	5/2.5 (-1)	2,742 (-8%)	12mo	$319,995	$117	58

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $15,572
• Equity at exit: $16,401

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $56,561
• Equity at exit: $9,511

Cash invested: $30,800 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 213
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $524

Break-even live

Break-even rent $911

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $587	-5% $556	+0% $524	+5% $493	+10% $462
Rent	-10% $400	-5% $462	+0% $524	+5% $587	+10% $649
Rate	-1.0pp $580	-0.5pp $552	base $524	+0.5pp $496	+1.0pp $467

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $110,000
3. 2026-03-12
   price $120,000
4. 2026-02-06
   price $135,000
5. 2026-01-06
   price $159,000
6. 2025-12-08
   price $175,000
7. 2025-11-14
   listed $199,000 Active
8. 2024-07-11
   soldstatus
9. 2024-01-24
   soldstatus Closed 648-char remark

   Show marketing remark (648 chars)

   Designers dream! Gorgeous 4 bedroom, 2 bath home sitting on an 80ft lot with beautiful woodwork, built-ins, lots of character, off street parking, a detached garage and so much usable space! Bring your love and design your dream home! Over sized kitchen with breakfast bar, an abundance of storage and prep space and some appliances! Living room and family room both offer fireplaces. Main floor laundry room off of the kitchen. You will find all 4 spacious bedrooms and the second back on the second floor. On the third floor you'll find a studio type space with a landing and two living areas. Call today to schedule your showing of this charmer!

10. 2023-10-04
    status Pending 648-char remark

    Show marketing remark (648 chars)

    Designers dream! Gorgeous 4 bedroom, 2 bath home sitting on an 80ft lot with beautiful woodwork, built-ins, lots of character, off street parking, a detached garage and so much usable space! Bring your love and design your dream home! Over sized kitchen with breakfast bar, an abundance of storage and prep space and some appliances! Living room and family room both offer fireplaces. Main floor laundry room off of the kitchen. You will find all 4 spacious bedrooms and the second back on the second floor. On the third floor you'll find a studio type space with a landing and two living areas. Call today to schedule your showing of this charmer!

11. 2023-09-22
    listed $129,000 Active 648-char remark

    Show marketing remark (648 chars)

    Designers dream! Gorgeous 4 bedroom, 2 bath home sitting on an 80ft lot with beautiful woodwork, built-ins, lots of character, off street parking, a detached garage and so much usable space! Bring your love and design your dream home! Over sized kitchen with breakfast bar, an abundance of storage and prep space and some appliances! Living room and family room both offer fireplaces. Main floor laundry room off of the kitchen. You will find all 4 spacious bedrooms and the second back on the second floor. On the third floor you'll find a studio type space with a landing and two living areas. Call today to schedule your showing of this charmer!

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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: $18,896
• − Mortgage interest: −$6,162
• − Property taxes: −$1,163
• − Insurance: −$550
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,200
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $5,141/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

-14.7% since first listed

11 events — show timeline

• 2026-04-24 Pending — WCAR
• 2026-04-14 Price Changed $110,000 WCAR
• 2026-03-12 Price Changed $120,000 WCAR
• 2026-02-06 Price Changed $135,000 WCAR
• 2026-01-06 Price Changed $159,000 WCAR
• 2025-12-08 Price Changed $175,000 WCAR
• 2025-11-14 Listed $199,000 WCAR
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-01-24 Sold (MLS) — WCAR
• 2023-10-04 Pending — WCAR
• 2023-09-22 Listed $129,000 WCAR

Property tax history

+2.0%/yr

Latest (2025): $1,163 · -2.3% YoY. Source: county tax records.