707 Laurel Dr · Warrensburg, MO 64096

$250,000

4 bd · 3.0 ba · 1,665 sqft · Other public records · 145 Days on market

Built 1965 0.50 ac lot $150/sqft · 39% above area Est $291k · 14% under ↓ 9% since listing

---

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).

• ARV discount +13.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Mid-Century Modern Ranch with Exceptional Space, Privacy & Versatility This beautifully maintained 4-bedroom, 3-bath mid-century modern ranch offers generous living spaces and outstanding flexibility for today’s lifestyles. The home features large bedrooms, including a spacious primary suite with a private en suite bath and walk-in closet, creating a true owner’s retreat. The expansive kitchen is designed for entertaining and everyday living, complete with a custom gas grill and griddle. The light-filled living room showcases stunning mid-century modern casement windows, bringing in abundant natural light while highlighting the home’s classic architectural character. Recent improvements include a new water heater, new furnace and AC, and a newer roof and gutters, offering comfort and peace of mind. Outdoors, the property shines with a huge covered front porch, 2-car carport, large screened porch, and a deck overlooking a massive, tree-lined lot—ideal for relaxing, entertaining, or enjoying serene views. The walk-out basement is fully equipped with a full kitchen, one bedroom, one bath, and second laundry hookups, creating an ideal setup for entertaining, an in-law suite, or rental potential. This flexible space works beautifully for guests, multi-generational living, or income-producing opportunities. Tucked away in a quiet, hidden neighborhood, this home offers a peaceful setting while being right in town and close to shopping, dining, and everyday conveniences. With its blend of timeless mid-century design, generous space, and unbeatable location, this home is a rare opportunity you won’t want to miss.

Key facts

• Custom gas grill
• Walk-out basement
• Large screened porch

Tags

• PRIVATE EN SUITE BATH
• CUSTOM GAS GRILL
• LIGHT-FILLED LIVING ROOM
• HUGE COVERED FRONT PORCH
• LARGE SCREENED PORCH
• WALK-OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (45.4% below list).
• Recommended offer: $137k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in Warrensburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Ridge View Elem. (462 students, 39% FRL); Warrensburg Middle (math 32% / reading 44%, grade F, #211 of 391 statewide, top 55%, 722 students, 30% FRL); Warrensburg High (math 24% / reading 60%, grade F, #218 of 521 statewide, top 45%, 992 students, 25% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 4 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; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,597 (45.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.55% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 15.3

CMA / ARV

• ARV (median comp): $290,998
• List price: $250,000
• Delta: -14.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $106,218
• Equity at exit: $225,220

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $336,089
• Equity at exit: $485,695

Cash invested: $70,000 (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 64096

• Home prices YoY: 4.0%
• Active inventory: 9
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-469

Break-even live

Break-even rent $1,959

Max offer price $167,211

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-398	+0% $-469	+5% $-539	+10% $-610
Rent	-10% $-577	-5% $-523	+0% $-469	+5% $-415	+10% $-361
Rate	-1.0pp $-343	-0.5pp $-405	base $-469	+0.5pp $-533	+1.0pp $-599

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 N Main St Unit B Warrensburg, MO	3.0	1.0	1073	$1,200	$1.12	46d	1	0.28mi
124 N Main St Unit A Warrensburg, MO	3.0	2.0	1300	$1,300	$1.00	46d	1	0.56mi
502 S Main St Warrensburg, MO	2.0–4.0	1.0–2.0	942	$1,970	$2.09	46d	18	0.94mi
416 Grover St Warrensburg, MO	4.0	3.0	1550	$1,500	$0.97	46d	1	1.08mi

Listing history 12 events

1. 2026-06-09
   status $250,000 Pending 145 DOM
2. 2026-06-08
   days on market $250,000 Active 145 DOM
3. 2026-06-07
   days on market $250,000 Active 144 DOM
4. 2026-06-03
   days on market $250,000 Active 140 DOM
5. 2026-06-02
   days on market $250,000 Active 139 DOM
6. 2026-06-01
   days on market $250,000 Active 138 DOM
7. 2026-05-31
   days on market $250,000 Active 137 DOM
8. 2026-05-30
   days on market $250,000 Active 136 DOM
9. 2026-05-05
   status Active 1670-char remark

   Show marketing remark (1670 chars)

   Mid-Century Modern Ranch with Exceptional Space, Privacy & Versatility This beautifully maintained 4-bedroom, 3-bath mid-century modern ranch offers generous living spaces and outstanding flexibility for today’s lifestyles. The home features large bedrooms, including a spacious primary suite with a private en suite bath and walk-in closet, creating a true owner’s retreat. The expansive kitchen is designed for entertaining and everyday living, complete with a custom gas grill and griddle. The light-filled living room showcases stunning mid-century modern casement windows, bringing in abundant natural light while highlighting the home’s classic architectural character. Recent improvements include a new water heater, new furnace and AC, and a newer roof and gutters, offering comfort and peace of mind. Outdoors, the property shines with a huge covered front porch, 2-car carport, large screened porch, and a deck overlooking a massive, tree-lined lot—ideal for relaxing, entertaining, or enjoying serene views. The walk-out basement is fully equipped with a full kitchen, one bedroom, one bath, and second laundry hookups, creating an ideal setup for entertaining, an in-law suite, or rental potential. This flexible space works beautifully for guests, multi-generational living, or income-producing opportunities. Tucked away in a quiet, hidden neighborhood, this home offers a peaceful setting while being right in town and close to shopping, dining, and everyday conveniences. With its blend of timeless mid-century design, generous space, and unbeatable location, this home is a rare opportunity you won’t want to miss.

10. 2026-04-23
    status Pending 1670-char remark

    Show marketing remark (1670 chars)

    Mid-Century Modern Ranch with Exceptional Space, Privacy & Versatility This beautifully maintained 4-bedroom, 3-bath mid-century modern ranch offers generous living spaces and outstanding flexibility for today’s lifestyles. The home features large bedrooms, including a spacious primary suite with a private en suite bath and walk-in closet, creating a true owner’s retreat. The expansive kitchen is designed for entertaining and everyday living, complete with a custom gas grill and griddle. The light-filled living room showcases stunning mid-century modern casement windows, bringing in abundant natural light while highlighting the home’s classic architectural character. Recent improvements include a new water heater, new furnace and AC, and a newer roof and gutters, offering comfort and peace of mind. Outdoors, the property shines with a huge covered front porch, 2-car carport, large screened porch, and a deck overlooking a massive, tree-lined lot—ideal for relaxing, entertaining, or enjoying serene views. The walk-out basement is fully equipped with a full kitchen, one bedroom, one bath, and second laundry hookups, creating an ideal setup for entertaining, an in-law suite, or rental potential. This flexible space works beautifully for guests, multi-generational living, or income-producing opportunities. Tucked away in a quiet, hidden neighborhood, this home offers a peaceful setting while being right in town and close to shopping, dining, and everyday conveniences. With its blend of timeless mid-century design, generous space, and unbeatable location, this home is a rare opportunity you won’t want to miss.

11. 2026-04-09
    price $250,000 1670-char remark

    Show marketing remark (1670 chars)

    Mid-Century Modern Ranch with Exceptional Space, Privacy & Versatility This beautifully maintained 4-bedroom, 3-bath mid-century modern ranch offers generous living spaces and outstanding flexibility for today’s lifestyles. The home features large bedrooms, including a spacious primary suite with a private en suite bath and walk-in closet, creating a true owner’s retreat. The expansive kitchen is designed for entertaining and everyday living, complete with a custom gas grill and griddle. The light-filled living room showcases stunning mid-century modern casement windows, bringing in abundant natural light while highlighting the home’s classic architectural character. Recent improvements include a new water heater, new furnace and AC, and a newer roof and gutters, offering comfort and peace of mind. Outdoors, the property shines with a huge covered front porch, 2-car carport, large screened porch, and a deck overlooking a massive, tree-lined lot—ideal for relaxing, entertaining, or enjoying serene views. The walk-out basement is fully equipped with a full kitchen, one bedroom, one bath, and second laundry hookups, creating an ideal setup for entertaining, an in-law suite, or rental potential. This flexible space works beautifully for guests, multi-generational living, or income-producing opportunities. Tucked away in a quiet, hidden neighborhood, this home offers a peaceful setting while being right in town and close to shopping, dining, and everyday conveniences. With its blend of timeless mid-century design, generous space, and unbeatable location, this home is a rare opportunity you won’t want to miss.

12. 2026-01-02
    listed $275,000 Active 1670-char remark

    Show marketing remark (1670 chars)

    Mid-Century Modern Ranch with Exceptional Space, Privacy & Versatility This beautifully maintained 4-bedroom, 3-bath mid-century modern ranch offers generous living spaces and outstanding flexibility for today’s lifestyles. The home features large bedrooms, including a spacious primary suite with a private en suite bath and walk-in closet, creating a true owner’s retreat. The expansive kitchen is designed for entertaining and everyday living, complete with a custom gas grill and griddle. The light-filled living room showcases stunning mid-century modern casement windows, bringing in abundant natural light while highlighting the home’s classic architectural character. Recent improvements include a new water heater, new furnace and AC, and a newer roof and gutters, offering comfort and peace of mind. Outdoors, the property shines with a huge covered front porch, 2-car carport, large screened porch, and a deck overlooking a massive, tree-lined lot—ideal for relaxing, entertaining, or enjoying serene views. The walk-out basement is fully equipped with a full kitchen, one bedroom, one bath, and second laundry hookups, creating an ideal setup for entertaining, an in-law suite, or rental potential. This flexible space works beautifully for guests, multi-generational living, or income-producing opportunities. Tucked away in a quiet, hidden neighborhood, this home offers a peaceful setting while being right in town and close to shopping, dining, and everyday conveniences. With its blend of timeless mid-century design, generous space, and unbeatable location, this home is a rare opportunity you won’t want to miss.

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$834/yr (+$70/mo · 52.4%)

ⓘ 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: $16,392
• − Mortgage interest: −$14,004
• − Property taxes: −$1,591
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$7,273
• Taxable loss: −$10,348
• Est. tax savings @ 24.0%: +$2,484
• After-tax cash flow: $-3,140/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
• City population: 28,199
• Population (ZIP): 1,197

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 10.78%
• Current HPI: 277.9244
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

4 events — show timeline

• 2026-05-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $250,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Listed $275,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,591 · +6.6% YoY. Source: county tax records.