325 Mcgoodwin St · Warrensburg, MO 64093

$149,000

5 bd · 2.0 ba · 1,586 sqft · Other public records · 26 Days on market

Built 1940 0.31 ac lot

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

a "Finisher-upper". Owners have left the final touches for you. They have done many recent updates/improvements such as; newer roof, replacement HVACs, new bathrooms & plumbing including fixtures, multiple windows replaced, updated interior paint and much more. Main floor has vinyl while upstairs has carpeting. 5 bedrooms and 2 full baths. Ample parking on huge corner lot. Close proximity to UCM. "Outstanding Home" for Investors, Students or Families!

Key facts

• Newer roof
• Ample parking
• Huge corner lot

Tags

• NEWER ROOF
• REPLACEMENT HVACS
• NEW BATHROOMS
• UPDATED INTERIOR PAINT
• AMPLE PARKING
• HUGE CORNER LOT

Property features AI

Finance

• Other: Lot approximately 90 x 150 (13,500 sq ft); Partial wood fencing; Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Residential property; 2 stories; Faces south; Entry level details not provided
• Construction: Frame construction; Composition roof; Stone/rock basement; Has basement; Built approximately 76–100 years ago
• Exterior features: Fire pit; Corner lot; Located inside city limits; Paved road frontage; Public road maintenance

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 5 bedrooms; Main-floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric multi-unit cooling (central or multiple A/C units)
• Interior features: Ceiling fans; Painted cabinets; Pantry; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.2% in Warrensburg — 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 74/100 on livability (#71 in MO, #4,801 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D+, commute F.
• Warrensburg R-VI (town): math 30% / reading 45% proficiency, ranked #184 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
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: 1.27% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.51×
• Total profit: $21,322
• Equity at exit: $22,216

10-year hold

• IRR: 23.8%
• Equity multiple: 3.39×
• Total profit: $99,720
• Equity at exit: $12,883

Cash invested: $41,720 (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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $601

Break-even live

Break-even rent $1,128

Max offer price $149,000

Occupancy floor 63%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 S Main St Warrensburg, MO	2.0–4.0	1.0–2.0	942	$1,970	$2.09	44d	18	0.17mi
416 Grover St Warrensburg, MO	4.0	3.0	1550	$1,500	$0.97	44d	1	0.86mi

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 26 DOM
2. 2026-06-18
   days on market $149,000 Active 25 DOM
3. 2026-06-17
   days on market $149,000 Active 24 DOM
4. 2026-06-16
   days on market $149,000 Active 23 DOM
5. 2026-06-15
   days on market $149,000 Active 22 DOM
6. 2026-06-14
   days on market $149,000 Active 20 DOM
7. 2026-06-12
   days on market $149,000 Active 19 DOM
8. 2026-06-09
   days on market $149,000 Active 16 DOM
9. 2026-06-08
   days on market $149,000 Active 15 DOM
10. 2026-06-07
    statusdays on market $149,000 Active 14 DOM
11. 2026-06-03
    status $149,000 Pending 13 DOM
12. 2026-06-02
    days on market $149,000 Active 13 DOM
13. 2026-06-01
    days on market $149,000 Active 12 DOM
14. 2026-05-31
    days on market $149,000 Active 11 DOM
15. 2026-05-30
    days on market $149,000 Active 10 DOM
16. 2026-05-20
    listed $149,000 Active
17. 2005-08-01
    soldstatus
18. 2003-04-01
    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: $574 · $48/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$871/yr (+$73/mo · 151.7%)

ⓘ 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 ≥109°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: $22,666
• − Mortgage interest: −$8,346
• − Property taxes: −$574
• − Insurance: −$745
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$4,335
• Taxable income: $5,040
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $6,001/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: Warrensburg R-VI
• NCES district ID: 2931020
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $43,760
• Composite: 31.77/100
• National rank: #5895
• State rank: #184 of 324 in MO

Livability — Warrensburg

• Score: 74/100
• State rank: #71
• US rank: #4801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, MO
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, 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

3 events — show timeline

• 2026-05-20 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2005-08-01 Sold (Public Records) — Public Records
• 2003-04-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $574 · +4.5% YoY. Source: county tax records.