1609 Vermont Ave · Sedalia, MO 65301

$85,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 302 Days on market

Built 1895 $96/sqft · 36% below area Est $134k · 36% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

Key facts

• Alley access
• Vinyl windows
• Plenty of parking

Tags

• VINYL SIDING
• VINYL WINDOWS
• ALLEY ACCESS
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 220 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1895 — 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: 1.40% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $133,636
• List price: $85,000
• Delta: -36.39%
• 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
1100 S Missouri Ave	0.31mi	2/1.0	888 (0%)	8mo	$55,000	$62	79
2011 S Harrison Ave	0.32mi	3/1.0 (+1)	864 (-3%)	1mo	$138,000	$160	75
1704 S Moniteau St	0.07mi	3/2.0 (+1)	950 (+7%)	6mo	$190,000	$200	72
1317 S Ohio Ave	0.30mi	2/1.0	960 (+8%)	4mo	$130,000	$135	69
1404 S Grand Ave	0.27mi	3/1.0 (+1)	948 (+7%)	3mo	$153,000	$161	68
1716 S Ohio Ave	0.24mi	2/1.0	780 (-12%)	12mo	$84,900	$109	58
640 E 11th St	0.72mi	2/1.0	936 (+5%)	9mo	$79,000	$84	50
110 E 11th St	0.40mi	2/2.0	816 (-8%)	19mo	$85,000	$104	48
1624 S Barrett Ave	0.66mi	3/2.0 (+1)	936 (+5%)	10mo	$140,000	$150	43
648 E 11th St	0.74mi	3/1.0 (+1)	962 (+8%)	12mo	$115,000	$120	36

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $13,437
• Equity at exit: $12,674

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $46,661
• Equity at exit: $7,349

Cash invested: $23,800 (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: 220
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $428

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $476	-5% $452	+0% $428	+5% $404	+10% $380
Rent	-10% $334	-5% $381	+0% $428	+5% $475	+10% $522
Rate	-1.0pp $470	-0.5pp $449	base $428	+0.5pp $406	+1.0pp $383

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.07mi
1900 W 10th St Sedalia, MO	1.0	1.0	750	$815	$1.09	44d	1	1.09mi
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	44d	15	1.15mi

Listing history 17 events

1. 2026-06-05
   statusdays on market $85,000 Pending 302 DOM
2. 2026-06-03
   days on market $85,000 Active 301 DOM
3. 2026-06-02
   days on market $85,000 Active 300 DOM
4. 2026-06-01
   days on market $85,000 Active 299 DOM
5. 2026-05-31
   days on market $85,000 Active 298 DOM
6. 2026-05-30
   days on market $85,000 Active 297 DOM
7. 2026-03-24
   status Active 282-char remark

   Show marketing remark (282 chars)

   Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

8. 2026-03-14
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

9. 2025-12-18
   status Active 282-char remark

   Show marketing remark (282 chars)

   Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

10. 2025-07-29
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

11. 2025-03-08
    listed $85,000 Active 282-char remark

    Show marketing remark (282 chars)

    Great return on your investment. This three bedroom 1 bath home is located close to dining, shopping and the downtown area. Home has been updated with vinyl siding and most windows have been replaced with vinyl windows. The alley access allows for plenty of parking behind the home.

12. 2024-05-17
    soldstatus
13. 2021-11-16
    soldstatus
14. 2001-03-01
    soldstatus
15. 1993-09-01
    soldstatus
16. 1991-02-25
    soldstatus
17. 1991-02-25
    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: $381 · $32/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$443/yr (+$37/mo · 116.3%)

ⓘ 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 · 17 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: $14,288
• − Mortgage interest: −$4,761
• − Property taxes: −$381
• − Insurance: −$425
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,473
• Taxable income: $3,961
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,181/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

11 events — show timeline

• 2026-03-24 Relisted — CMBR
• 2026-03-14 Pending — CMBR
• 2025-12-18 Relisted — CMBR
• 2025-07-29 Pending — CMBR
• 2025-03-08 Listed $85,000 CMBR
• 2024-05-17 Sold (Public Records) — Public Records
• 2021-11-16 Sold (Public Records) — Public Records
• 2001-03-01 Sold (Public Records) — Public Records
• 1993-09-01 Sold (Public Records) — Public Records
• 1991-02-25 Sold (Public Records) — Public Records
• 1991-02-25 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $381 · +1.2% YoY. Source: county tax records.