825 W Reed St · Moberly, MO 65270

$64,900

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 51 Days on market

Built 1928 4,791 sqft lot $41/sqft · 50% below area

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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
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This classic brick bungalow on W Reed Street offers 1,600 square feet of versatile living space, featuring three bedrooms and one-and-a-half baths. The home’s timeless architectural character is highlighted by a welcoming front porch and the enduring appeal of its brick exterior. Complete with a spacious two-car detached garage and a functional layout, this property presents a fantastic opportunity in a convenient Moberly location, perfectly blending historic charm with the potential to make the space your own. HOME IS BEING SOLD AS-IS. Seller to do not repairs, replacements or inspections. Inspections are to be for informational purposes only.

Key facts

• Brick bungalow
• Brick exterior
• Historic charm

Tags

• BRICK BUNGALOW
• WELCOMING FRONT PORCH
• BRICK EXTERIOR
• CONVENIENT MOBERLY LOCATION
• HISTORIC CHARM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; Two levels; Private ownership
• Construction: Brick and other exterior materials; Asphalt shingle roof; Concrete perimeter foundation; Built area above grade: 1,600 (public records)
• Exterior features: Covered porch

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Wall/window cooling units
• Interior features: Full basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.5% in Moberly — 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 77/100 on livability (#32 in MO, #3,045 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Moberly (town): math 30% / reading 36% proficiency, ranked #246 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Park Elem. (230 students, 65% FRL); Moberly Sr. High (math 2% / reading 52%, grade F, #417 of 521 statewide, top 80%, 691 students, 47% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1928 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.68% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.61%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (median comp): $129,900
• List price: $64,900
• Delta: -50.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 W Reed St	0.08mi	3/2.5	1,600 (0%)	2mo	$140,000	$88	91
1316 Concannon St	0.46mi	3/2.0	1,618 (+1%)	3mo	$144,900	$90	72
953 W Rollins St	0.18mi	4/2.0 (+1)	1,733 (+8%)	3mo	$129,900	$75	68
808 W Reed St	0.06mi	4/1.0 (+1)	1,768 (+10%)	6mo	$129,900	$73	68
618 Fort St	0.55mi	3/1.5	1,589 (-1%)	7mo	$172,500	$109	67
408 W Wightman St	0.48mi	2/1.0 (-1)	1,646 (+3%)	2mo	$65,000	$39	64
430 S 4th St	0.58mi	3/1.0	1,518 (-5%)	1mo	$39,500	$26	61
529 W Logan St	0.40mi	3/1.0	1,450 (-9%)	7mo	$154,900	$107	58
641 Park Ave	0.54mi	3/2.0	1,703 (+6%)	6mo	$233,000	$137	57
621 Gilman St	0.58mi	3/1.5	1,754 (+10%)	3mo	$160,000	$91	55
700 S 5th St	0.67mi	3/1.5	1,734 (+8%)	8mo	$129,000	$74	48
602 Gilman St	0.63mi	3/1.5	1,378 (-14%)	7mo	$170,000	$123	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: 22.9%
• Equity multiple: 1.94×
• Total profit: $17,077
• Equity at exit: $9,677

10-year hold

• IRR: 30.9%
• Equity multiple: 3.77×
• Total profit: $50,412
• Equity at exit: $5,611

Cash invested: $18,172 (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 65270

• Home prices YoY: -30.6%
• Active inventory: 134
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$61 /mo · $726/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $433

Break-even live

Break-even rent $542

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Cockrell Dr Moberly, MO	2.0	2.0	1150	$1,090	$0.95	44d	1	1.06mi

Listing history 17 events

1. 2026-06-18
   days on market $64,900 Active 51 DOM
2. 2026-06-17
   days on market $64,900 Active 50 DOM
3. 2026-06-16
   days on market $64,900 Active 49 DOM
4. 2026-06-15
   days on market $64,900 Active 48 DOM
5. 2026-06-13
   days on market $64,900 Active 46 DOM
6. 2026-06-12
   days on market $64,900 Active 45 DOM
7. 2026-06-09
   days on market $64,900 Active 42 DOM
8. 2026-06-08
   days on market $64,900 Active 41 DOM
9. 2026-06-07
   days on market $64,900 Active 40 DOM
10. 2026-06-07
    days on market $64,900 Active 39 DOM
11. 2026-06-04
    days on market $64,900 Active 36 DOM
12. 2026-06-02
    days on market $64,900 Active 35 DOM
13. 2026-06-01
    days on market $64,900 Active 34 DOM
14. 2026-05-31
    days on market $64,900 Active 33 DOM
15. 2026-04-28
    listed $69,000 Active 522-char remark
16. 2005-11-30
    soldstatus $54,750
17. 2002-07-02
    soldstatus $45,000

ⓘ 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: $726 · $61/mo
• Projected year-2 tax: $726 · $61/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $13,080
• − Mortgage interest: −$3,635
• − Property taxes: −$726
• − Insurance: −$324
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,888
• Taxable income: $4,413
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,139/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: Moberly
• NCES district ID: 2921100
• Math proficiency: 30% ▼ -1.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $36,160
• Composite: 27.35/100
• National rank: #6984
• State rank: #246 of 324 in MO

Livability — Moberly

• Score: 77/100
• State rank: #32
• US rank: #3045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moberly, MO
• Population (ZIP): 16,762

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.15%
• Current HPI: 199.9743
• Rent YoY: —
• Metro: —
• 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

+44.2% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $69,000 MARIS as Distributed by MLS Grid
• 2005-11-30 Sold (Public Records) $54,750 Public Records
• 2002-07-02 Sold (Public Records) $45,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $726 · +21.3% YoY. Source: county tax records.