906 W 16th St · Sedalia, MO 65301

$105,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 67 Days on market

Built 1915 4,620 sqft lot $129/sqft · 17% below area Est $136k · 23% under ↓ 9% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• 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

Charming Updated Home in a Convenient Location! This 2-bedroom, 1-bath home offers fresh updates and a comfortable layout perfect for everyday living. Enjoy new vinyl flooring, fresh paint, and a spacious living room that flows into a dining combo—ideal for entertaining or relaxing at home. The home features a nicely updated bathroom, a walk-in closet, and plenty of natural light. Cozy front porch on a corner lot, giving you a little extra space. Located on 16th Street, this property is within walking distance to Horace Mann School and just minutes from local stores and restaurants—making it a great option for convenience and accessibility.

Key facts

• Walk-in closet
• Natural light
• Updated bathroom

Tags

• UPDATED BATHROOM
• WALK-IN CLOSET
• NATURAL LIGHT
• COZY FRONT PORCH
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.07% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $136,376
• List price: $105,000
• Delta: -23.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 S Harrison Ave	0.38mi	3/1.0 (+1)	864 (+6%)	0mo	$138,000	$160	67
1100 S Missouri Ave	0.33mi	2/1.0	888 (+9%)	8mo	$55,000	$62	63
616 S Barrett Ave	0.65mi	2/1.0	812 (-0%)	10mo	$109,500	$135	61
1716 S Ohio Ave	0.53mi	2/1.0	780 (-4%)	12mo	$84,900	$109	58
110 E 11th St	0.61mi	2/2.0	816 (0%)	19mo	$85,000	$104	52
1703 S Warren Ave	0.54mi	2/1.0	920 (+13%)	6mo	$64,995	$71	48
1624 S Barrett Ave	0.38mi	3/2.0 (+1)	936 (+15%)	10mo	$140,000	$150	41

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $99
• Equity at exit: $15,656

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $21,989
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $269

Break-even live

Break-even rent $784

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 W 10th St Sedalia, MO	1.0	1.0	750	$815	$1.09	43d	1	0.82mi
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	43d	15	0.87mi
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	43d	1	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 67 DOM
2. 2026-06-18
   days on market $105,000 Active 66 DOM
3. 2026-06-17
   days on market $105,000 Active 65 DOM
4. 2026-06-16
   days on market $105,000 Active 64 DOM
5. 2026-06-15
   days on market $105,000 Active 63 DOM
6. 2026-06-14
   days on market $105,000 Active 61 DOM
7. 2026-06-12
   days on market $105,000 Active 60 DOM
8. 2026-06-09
   days on market $105,000 Active 57 DOM
9. 2026-06-08
   days on market $105,000 Active 56 DOM
10. 2026-06-07
    days on market $105,000 Active 55 DOM
11. 2026-06-05
    days on market $105,000 Active 52 DOM
12. 2026-06-03
    days on market $105,000 Active 51 DOM
13. 2026-06-02
    days on market $105,000 Active 50 DOM
14. 2026-06-01
    days on market $105,000 Active 49 DOM
15. 2026-05-31
    days on market $105,000 Active 48 DOM
16. 2026-05-30
    days on market $105,000 Active 47 DOM
17. 2026-05-04
    price $109,000 660-char remark

    Show marketing remark (660 chars)

    Charming Updated Home in a Convenient Location! This 2-bedroom, 1-bath home offers fresh updates and a comfortable layout perfect for everyday living. Enjoy new vinyl flooring, fresh paint, and a spacious living room that flows into a dining combo—ideal for entertaining or relaxing at home. The home features a nicely updated bathroom, a walk-in closet, and plenty of natural light. Cozy front porch on a corner lot, giving you a little extra space. Located on 16th Street, this property is within walking distance to Horace Mann School and just minutes from local stores and restaurants—making it a great option for convenience and accessibility.

18. 2026-04-13
    listed $120,000 Active 660-char remark

    Show marketing remark (660 chars)

    Charming Updated Home in a Convenient Location! This 2-bedroom, 1-bath home offers fresh updates and a comfortable layout perfect for everyday living. Enjoy new vinyl flooring, fresh paint, and a spacious living room that flows into a dining combo—ideal for entertaining or relaxing at home. The home features a nicely updated bathroom, a walk-in closet, and plenty of natural light. Cozy front porch on a corner lot, giving you a little extra space. Located on 16th Street, this property is within walking distance to Horace Mann School and just minutes from local stores and restaurants—making it a great option for convenience and accessibility.

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$714/yr (+$60/mo · 234.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,507
• − Mortgage interest: −$5,882
• − Property taxes: −$304
• − Insurance: −$525
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,055
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,854/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

-9.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $109,000 WCAR
• 2026-04-13 Listed $120,000 WCAR

Property tax history

-1.6%/yr

Latest (2025): $304 · +3.2% YoY. Source: county tax records.