636 E Broadway Blvd · Sedalia, MO 65301

$89,900

2 bd · 1.5 ba · 1,505 sqft · SingleFamily public records · 5 Days on market

Built 1920 5,612 sqft 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 +8.4/10.0
• ARV discount +7.5/15.0
• 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

This home offers 2 living rooms, an eat-in kitchen with dining, and 3 (one non-conforming) bedrooms, plus 2 full bathrooms. WOW! The kitchen offers plenty of cabinet space with a large closet/pantry and all appliances. The large living room features a gas fireplace and hardwood floors. The other living room separates the 2 bedrooms, with the main bedroom having its own full bath. There is another full bath, laundry room and sunroom/mudroom. This home is located close to downtown, The Jr. High, grocery and other nearby amenities. Newer metal roof on part of the house, newer furnace, a shed/garage out back with additional parking spaces and a covered patio.

Key facts

• Functional layout
• 5,612 sq ft lot
• Built 1920

Tags

• INVITING LIVING SPACES
• FUNCTIONAL LAYOUT
• YARD WITH SPACE TO RELAX

Property features AI

Exterior

• Parking: No garage; parking is at the rear alley
• Utilities: Public water; Public sewer; Natural gas available; Electric service includes 220 volts
• Home design: Single-family residential property
• Construction: Vinyl-sided exterior; Composition and metal roofing
• Exterior features: Composition and metal roof; Vinyl siding; Lot about 5,612 sq ft (46 x 122)

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedrooms not specified
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Gas fireplace in the living room
• Laundry & utility: 220V electrical in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.7% 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; 1 comparable units currently listed for rent nearby; 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $186,620
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 S Engineer Ave	0.44mi	1/1.0 (-1)	1,495 (-1%)	9mo	$110,000	$74	64
813 E 16th St	0.48mi	3/2.0 (+1)	1,531 (+2%)	5mo	$189,500	$124	63
707 E 11th St	0.19mi	3/2.0 (+1)	1,663 (+10%)	10mo	$215,000	$129	58
670 E 15th St	0.41mi	2/1.0	1,345 (-11%)	11mo	$150,000	$112	52
1018 S Massachusetts Ave	0.33mi	3/2.0 (+1)	1,350 (-10%)	20mo	$234,000	$173	44
1101 E 4th St	0.44mi	3/2.0 (+1)	1,381 (-8%)	19mo	$167,000	$121	43
1503 E 11th St	0.64mi	3/1.0 (+1)	1,369 (-9%)	7mo	$220,000	$161	42
914 S Osage Ave	0.48mi	3/2.0 (+1)	1,646 (+9%)	16mo	$239,000	$145	42
321 W 10th St	0.58mi	3/2.0 (+1)	1,708 (+14%)	20mo	$157,900	$92	27

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $11,243
• Equity at exit: $13,404

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $42,951
• Equity at exit: $7,773

Cash invested: $25,172 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $406

Break-even live

Break-even rent $693

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $457	-5% $431	+0% $406	+5% $380	+10% $355
Rent	-10% $310	-5% $358	+0% $406	+5% $453	+10% $501
Rate	-1.0pp $451	-0.5pp $429	base $406	+0.5pp $382	+1.0pp $359

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 E 24th St Sedalia, MO	3.0	2.5	1500	$1,670	$1.11	45d	1	1.15mi

Listing history 5 events

1. 2026-06-21
   days on market $89,900 Active 5 DOM
2. 2026-06-19
   days on market $89,900 Active 3 DOM
3. 2026-06-18
   days on market $89,900 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $89,900 Active 1 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: $467 · $39/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$405/yr (+$34/mo · 86.6%)

ⓘ 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: $14,484
• − Mortgage interest: −$5,036
• − Property taxes: −$467
• − Insurance: −$450
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,615
• Taxable income: $3,599
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,004/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

+109.6% since first listed

8 events — show timeline

• 2026-06-16 Listed $89,900 WCAR
• 2023-07-19 Sold (Public Records) — Public Records
• 2023-07-18 Sold (MLS) — WCAR
• 2023-06-07 Listed $77,500 WCAR
• 2020-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-03 Listed $42,900 Heartland MLS as Distributed by MLS Grid
• 1994-08-01 Sold (Public Records) — Public Records
• 1987-08-12 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $467 · +35.1% YoY. Source: county tax records.