1617 S Missouri Ave · Sedalia, MO 65301

$159,900

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 3 Days on market

Built 1940 5,760 sqft lot Est $148k · 8% over

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Why this score? — see what drove the D+ 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• ARV discount +3.8/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this completely renovated 3-bedroom, 1-bath gem. Perfect for first-time buyers, this charming starter home offers modern updates throughout, a spacious basement for storage or future possibilities, and a location close to the Katy Trail for easy access to walking, biking, and the outdoors. Priced to sell, this move-in-ready home is a fantastic opportunity.

Key facts

• Completely renovated
• Spacious basement
• 5,760 sq ft lot

Tags

• COMPLETELY RENOVATED
• SPACIOUS BASEMENT
• LOCATION CLOSE TO KATY TRAIL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 220 volt electric; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Wood siding; Composition roof
• Exterior features: Covered porch/patio

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric oven and electric range; Refrigerator; Electric water heater; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $145k (9.6% below list).
• Recommended offer: $145k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.5% 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.
• Zoned schools: Smith-Cotton High School (math 46% / reading 58%, grade D+, #92 of 521 statewide, top 20%, 1,474 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $144,535 (9.6% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 S Kentucky Ave	0.25mi	3/1.0	1,188 (-3%)	6mo	$143,000	$120	78
407 W 10th St	0.39mi	2/1.0 (-1)	1,232 (+0%)	3mo	$95,000	$77	74
1423 S Moniteau Ave	0.18mi	3/1.5	1,100 (-11%)	1mo	$199,999	$182	72
900 S Vermont Ave	0.44mi	3/2.0	1,273 (+4%)	7mo	$180,000	$141	64
411 E 20th St	0.58mi	3/1.0	1,248 (+2%)	9mo	$127,500	$102	63
1824 S Grand Ave	0.20mi	2/2.0 (-1)	1,100 (-11%)	1mo	$174,500	$159	63
1723 S Park Ave	0.38mi	3/2.0	1,125 (-8%)	5mo	$210,000	$187	60
1203 W 9th St	0.61mi	3/2.0	1,224 (-0%)	10mo	$130,000	$106	59
820 S Vermont Ave	0.46mi	2/1.0 (-1)	1,112 (-10%)	9mo	$112,500	$101	50
1821 S Ingram Ave	0.65mi	3/1.0	1,120 (-9%)	9mo	$142,000	$127	48
1404 S Barrett Ave	0.63mi	2/1.0 (-1)	1,108 (-10%)	8mo	$119,000	$107	43
1608 W 16th St	0.68mi	2/1.5 (-1)	1,140 (-7%)	10mo	$125,000	$110	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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,449
• Equity at exit: $23,842

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,122
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $197

Break-even live

Break-even rent $1,196

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $287	-5% $242	+0% $197	+5% $152	+10% $106
Rent	-10% $83	-5% $140	+0% $197	+5% $254	+10% $311
Rate	-1.0pp $277	-0.5pp $238	base $197	+0.5pp $155	+1.0pp $113

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	45d	15	1.09mi
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	45d	1	1.13mi
1350 E 24th St Sedalia, MO	3.0	2.5	1500	$1,670	$1.11	45d	1	1.33mi

Listing history 3 events

1. 2026-06-22
   days on market $159,900 Active 3 DOM
2. 2026-06-21
   remarks 374-char remark
3. 2026-06-21
   listed $159,900 Active 2 DOM

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,073/yr (+$89/mo · 224.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,344
• − Mortgage interest: −$8,957
• − Property taxes: −$478
• − Insurance: −$800
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,652
• Taxable loss: −$317
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $2,438/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

2 events — show timeline

• 2026-06-19 Listed $159,900 WCAR
• 2025-07-03 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $478 · +4.0% YoY. Source: county tax records.