1205 Edgewood Dr · Jefferson City, MO 65109

$179,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1961 0.25 ac lot Est $155k · 16% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

All-brick ranch home offering easy main level living! This 3 bedroom, 1 bathroom home has been updated with new LVP flooring throughout and fresh paint, giving it a clean, move-in ready feel. The kitchen features a new refrigerator, stove, and hood. Bathroom includes an updated vanity. Downstairs you will find a basement with a garage, providing a great space for storage, or a workshop. Step outside to enjoy the brand new deck, perfect for relaxing or entertaining.

Key facts

• 0.25 acre lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: 1-car garage; Basement parking access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Deck

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces); Laundry located on lower level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central cooling
• Interior features: Range hood; Refrigerator; Range; Full walk-out basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (24.0% below list).
• Recommended offer: $137k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Jefferson City — 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 83/100 on livability (#7 in MO, #838 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-.
• Jefferson City (urban): math 34% / reading 48% proficiency, ranked #121 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 312 students, 99% FRL); Thomas Jefferson Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 957 students, 52% FRL); Jefferson City High (math 46% / reading 63%, grade C-, #69 of 521 statewide, top 15%, 1,296 students, 48% FRL) — zoned schools average 67% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.2%/yr); 253 active listings in the ZIP; 173 units permitted in Cole County in 2024 (0 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.
• Cole County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $136,775 (24.0% 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 32 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $155,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Stadium Blvd	0.23mi	2/1.0 (-1)	1,027 (+3%)	2mo	$159,000	$155	78

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.54×
• Total profit: $-23,192
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.22×
• Total profit: $10,882
• Equity at exit: $15,554

Cash invested: $50,372 (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 65109

• Home prices YoY: -29.2%
• Rents YoY: 10.2%
• Active inventory: 253
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-19

Break-even live

Break-even rent $1,392

Max offer price $176,569

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $32	+0% $-19	+5% $-70	+10% $-121
Rent	-10% $-127	-5% $-73	+0% $-19	+5% $35	+10% $89
Rate	-1.0pp $72	-0.5pp $27	base $-19	+0.5pp $-65	+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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-16
   days on market $179,900 Active 32 DOM
2. 2026-06-15
   days on market $179,900 Active 31 DOM
3. 2026-06-14
   days on market $179,900 Active 29 DOM
4. 2026-06-13
   days on market $179,900 Active 28 DOM
5. 2026-06-10
   statusdays on market $179,900 Active 26 DOM
6. 2026-05-06
   status Active
7. 2026-04-27
   status Pending
8. 2026-04-24
   listed $184,900 Active
9. 2026-04-21
   historical $184,900

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$773/yr (+$64/mo · 79.5%)

ⓘ 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 1/10 Low
• 🌡 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: $16,413
• − Mortgage interest: −$10,077
• − Property taxes: −$972
• − Insurance: −$900
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$5,233
• Taxable loss: −$3,395
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $589/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: Jefferson City
• NCES district ID: 2916190
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,903
• Composite: 35.45/100
• National rank: #4930
• State rank: #121 of 324 in MO

Livability — Jefferson City

• Score: 83/100
• State rank: #7
• US rank: #838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson City, MO
• County: Cole County · 41,145 people
• City population: 41,145
• Metro: Jefferson City, MO
• Population (ZIP): 41,145
• Household income: $74,694
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 984.0

Population outlook (Cole County) Hauer SSP2

• Today (2025): 78,107 people
• By 2030: 78,089 · +-0.0%
• By 2040: 76,814 · -1.7%
• By 2050: 74,515 · -4.6%
• By 2075: 67,687 · -13.3%
• By 2100: 55,023 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cole

• 2024 margin: Solid R (+34.4) · D 32.1% · R 66.5% · Other 1.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -26.9pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.9 2016: R+36.8 2012: R+33.7 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.14%
• Current HPI: 202.01
• Rent YoY: ▲ 10.19%
• Metro: Jefferson City, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-06 Relisted — JCMLS
• 2026-04-27 Pending — JCMLS
• 2026-04-24 Listed $184,900 JCMLS
• 2026-04-21 Coming Soon $184,900 JCMLS

Property tax history

+2.8%/yr

Latest (2025): $972 · +11.3% YoY. Source: county tax records.