223 E Boonville St · Sedalia, MO 65301

$125,000

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 6 Days on market

Built 1910 0.31 ac lot $111/sqft · 6% below area Est $152k · 18% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

Discover the perfect blend of efficiency and opportunity in this well maintained 2 bed, 1 bath home. Whether you are searching for an ideal starter home or a simplified space to downsize, this property stands out with recent upgrades and an expansive yard. The main floor features comfortable living spaces, while the entire second floor is dedicated to the second bedroom. The exterior offers immediate peace of mind with newer siding and windows, and a roof that is only 2 years old, ensuring years of low maintenance living. Situated on an extra large lot, the property provides endless possibilities for gardening, expansion, or creating the ultimate outdoor retreat. A convenient carport keeps

Key facts

• Expansive yard
• Newer siding
• Extra large lot

Tags

• EXPANSIVE YARD
• NEWER SIDING
• NEWER WINDOWS
• EXTRA LARGE LOT
• CONVENIENT CARPORT

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; 1-car garage; Carport
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Stone and brick/mortar foundation; Composition roof; Built area above grade: 1,280 (square feet)
• Exterior features: Covered porch/patio

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling; Ceiling fan cooling
• Interior features: Ceiling fans; Window coverings and drapes
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (4.4% below list).
• Recommended offer: $120k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 1 comparable units currently listed for rent nearby; 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 $864 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,554 (4.4% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $152,000
• List price: $125,000
• Delta: -17.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 E Jackson St	0.16mi	3/1.0 (+1)	1,248 (+11%)	3mo	$149,000	$119	67
314 E Walnut St	0.20mi	3/2.0 (+1)	1,040 (-8%)	10mo	$157,500	$151	61
1935 E 7th St	0.70mi	2/1.0	1,140 (+1%)	5mo	$155,000	$136	61
321 E Walnut St	0.21mi	2/1.0	966 (-14%)	8mo	$75,000	$78	60
726 E 4th St	0.57mi	2/1.0	994 (-12%)	4mo	$120,000	$121	51
108 E Jackson St	0.19mi	3/2.0 (+1)	1,260 (+12%)	16mo	$205,000	$163	48
1302 E Broadway Blvd	0.64mi	3/1.0 (+1)	1,248 (+11%)	7mo	$155,000	$124	41
608 S New York Ave	0.53mi	2/1.5	1,005 (-11%)	20mo	$75,000	$75	39
1611 W Broadway Ave	0.62mi	2/1.0	996 (-11%)	17mo	$109,000	$109	38
1000 E 9th St	0.75mi	3/1.0 (+1)	960 (-15%)	20mo	$115,000	$120	19

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,218
• Equity at exit: $18,638

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,340
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $206

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $276	-5% $241	+0% $206	+5% $170	+10% $135
Rent	-10% $111	-5% $158	+0% $206	+5% $253	+10% $300
Rate	-1.0pp $269	-0.5pp $237	base $206	+0.5pp $173	+1.0pp $140

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.74mi

Listing history 4 events

1. 2026-05-04
   status Pending 751-char remark
2. 2026-04-27
   listed $125,000 Active 751-char remark
3. 2007-08-03
   soldstatus
4. 1989-11-17
   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: $375 · $31/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$837/yr (+$70/mo · 223.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,346
• − Mortgage interest: −$7,002
• − Property taxes: −$375
• − Insurance: −$625
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,636
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,368/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

5 events — show timeline

• 2026-06-08 Sold (MLS) — WCAR
• 2026-05-04 Pending — WCAR
• 2026-04-27 Listed $125,000 WCAR
• 2007-08-03 Sold (Public Records) — Public Records
• 1989-11-17 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $375 · +5.1% YoY. Source: county tax records.