523 W Logan St · Moberly, MO 65270

$65,000

3 bd · 1.5 ba · 2,428 sqft · SingleFamily public records · 33 Days on market

Built 1915 9,583 sqft lot $27/sqft · 61% below area ↓ 24% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

Key facts

• Side yard
• 9,583 sq ft lot
• Garage

Tags

• FRONT PORCH ARCHITECTURE
• SIDE YARD
• LARGER THAN AVERAGE LOT SIZE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 4.5% in Moberly — 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 77/100 on livability (#32 in MO, #3,045 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Moberly (town): math 30% / reading 36% proficiency, ranked #246 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.16% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.20%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $167,371
• List price: $65,000
• Delta: -61.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 W Logan St	0.00mi	4/2.0 (+1)	2,428 (0%)	0mo	$65,000	$27	93
419 S Fourth St	0.14mi	4/1.0 (+1)	2,484 (+2%)	4mo	$29,900	$12	80
519 Fisk Ave	0.09mi	4/1.5 (+1)	2,592 (+7%)	1mo	$12,000	$5	79
816 W Reed St	0.37mi	4/1.5 (+1)	2,300 (-5%)	3mo	$30,000	$13	66
508 S Williams St	0.25mi	4/3.0 (+1)	2,675 (+10%)	2mo	$74,900	$28	58
708 Gilman St	0.33mi	3/2.0	2,162 (-11%)	8mo	$179,900	$83	58
218 Crest Dr	0.37mi	4/2.0 (+1)	2,132 (-12%)	1mo	$219,000	$103	55
1052 Bond St	0.71mi	3/1.5	2,565 (+6%)	10mo	$129,000	$50	49
417 W Longview	0.53mi	3/1.5	2,114 (-13%)	7mo	$199,900	$95	47
817 Gilman St	0.38mi	4/2.5 (+1)	2,774 (+14%)	6mo	$329,900	$119	44
316 Taylor St	0.71mi	4/2.0 (+1)	2,300 (-5%)	9mo	$189,000	$82	43
1125 Fisk Ave	0.60mi	4/3.0 (+1)	2,744 (+13%)	10mo	$240,000	$87	31

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: 40.0%
• Equity multiple: 2.72×
• Total profit: $31,223
• Equity at exit: $9,692

10-year hold

• IRR: 46.4%
• Equity multiple: 5.45×
• Total profit: $81,023
• Equity at exit: $5,620

Cash invested: $18,200 (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 65270

• Home prices YoY: -30.6%
• Active inventory: 136
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $655

Break-even live

Break-even rent $575

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $692	-5% $674	+0% $655	+5% $637	+10% $618
Rent	-10% $544	-5% $600	+0% $655	+5% $711	+10% $766
Rate	-1.0pp $688	-0.5pp $672	base $655	+0.5pp $638	+1.0pp $621

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   listing id $65,000 Pending 33 DOM
2. 2026-05-17
   status Pending 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

3. 2026-05-17
   status Pending 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

4. 2026-05-17
   status Pending

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

5. 2026-05-09
   price $65,000 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

6. 2026-05-09
   price $65,000

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

7. 2026-05-09
   price $65,000 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

8. 2026-04-14
   listed $85,000 Active 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

9. 2026-04-14
   listed $85,000 Active 481-char remark

   Show marketing remark (481 chars)

   NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

10. 2026-04-14
    listed $85,000 Active

    Show marketing remark (481 chars)

    NEW PRICE!!! The front porch's architecture details give you just a glimpse of what this home's potential could be! Don't let this home fool you - yes it needs work and cosmetic updates - but it seems to be SOLID! Definitely one worth fixing up and reselling! Newly vacant, this home is looking for its next owner to bring it back to life. Nice side yard - this property has a larger than average lot size for the neighborhood. Could this one be your next project home? Sold As-Is.

11. 2004-06-29
    soldstatus
12. 2000-07-06
    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: $1,035 · $86/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $16,852
• − Mortgage interest: −$3,641
• − Property taxes: −$1,035
• − Insurance: −$325
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$1,891
• Taxable income: $7,264
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,119/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: Moberly
• NCES district ID: 2921100
• Math proficiency: 30% ▼ -1.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $36,160
• Composite: 27.35/100
• National rank: #6984
• State rank: #246 of 324 in MO

Livability — Moberly

• Score: 77/100
• State rank: #32
• US rank: #3045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moberly, MO
• Population (ZIP): 16,762

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.15%
• Current HPI: 199.9743
• 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

-23.5% since first listed

11 events — show timeline

• 2026-05-17 Pending — NECAR
• 2026-05-17 Pending — CBORMLS
• 2026-05-17 Pending — RCBR
• 2026-05-09 Price Changed $65,000 NECAR
• 2026-05-09 Price Changed $65,000 RCBR
• 2026-05-09 Price Changed $65,000 CBORMLS
• 2026-04-14 Listed $85,000 RCBR
• 2026-04-14 Listed $85,000 CBORMLS
• 2026-04-14 Listed $85,000 NECAR
• 2004-06-29 Sold (Public Records) — Public Records
• 2000-07-06 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,035 · +9.5% YoY. Source: county tax records.