705 Sampson St · Moberly, MO 65270

$115,900

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 1 Days on market

Built 1955 5,550 sqft lot Est $163k · 29% under

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Why this score? — see what drove the C 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
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• 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

This 3 Bedroom 1 Bath with 1 car attached garage needs a little clean-up inside but in this price range it'll make a great property for someone looking for a cosmetic project at a price that'll make the effort worth it!

Key facts

• 5,550 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Other utilities
• Home design: Single family residence; Residential property
• Exterior features: Chain link fencing; Paved road access; Lot approximately 75 x 74; Zoned R-1 (One-Family Dwelling)

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $109k (6.0% below list).
• Recommended offer: $109k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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, amenities F, commute 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.
• Zoned schools: South Park Elem. (230 students, 65% FRL); Moberly Middle (math 39% / reading 36%, grade F, #215 of 391 statewide, top 56%, 497 students, 59% FRL); Moberly Sr. High (math 2% / reading 52%, grade F, #417 of 521 statewide, top 80%, 691 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $801 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask is 88% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000 (6.0% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $162,526
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Epperson St	0.31mi	3/2.0	1,239 (+1%)	5mo	$190,000	$153	75
1126 Fisk Ave	0.36mi	2/2.0 (-1)	1,219 (-0%)	5mo	$135,000	$111	70
517 S Clark St	0.55mi	3/2.0	1,229 (+1%)	6mo	$209,900	$171	64
1201 Bond St	0.58mi	2/1.0 (-1)	1,210 (-1%)	6mo	$120,000	$99	62
707 S 5th St	0.49mi	3/2.0	1,150 (-6%)	2mo	$179,900	$156	62
620 Burkholder St	0.49mi	2/1.0 (-1)	1,150 (-6%)	6mo	$159,500	$139	58
837 Myra St	0.57mi	3/2.0	1,130 (-8%)	7mo	$149,500	$132	51
602 Gilman St	0.45mi	3/1.5	1,378 (+13%)	7mo	$170,000	$123	50
612 S 4th St	0.50mi	2/1.0 (-1)	1,066 (-13%)	1mo	$35,000	$33	49
809 S 4th St	0.60mi	2/1.0 (-1)	1,100 (-10%)	7mo	$135,000	$123	44
1223 Henry St	0.71mi	3/2.0	1,350 (+10%)	7mo	$179,900	$133	40
432 Longview West	0.72mi	3/1.0	1,073 (-12%)	8mo	$174,000	$162	40

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-9,708
• Equity at exit: $17,281

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,134
• Equity at exit: $10,021

Cash invested: $32,452 (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: 134
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $143

Break-even live

Break-even rent $909

Max offer price $115,900

Occupancy floor 82%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Cockrell Dr Moberly, MO	2.0	2.0	1150	$1,090	$0.95	43d	1	0.86mi

Listing history 2 events

1. 2026-06-04
   remarks 42-char remark
2. 2026-06-04
   listed $115,900 Coming Soon 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: $744 · $62/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$380/yr (+$32/mo · 51.1%)

ⓘ 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: $13,080
• − Mortgage interest: −$6,492
• − Property taxes: −$744
• − Insurance: −$580
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,372
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,764/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

+85.4% since first listed

9 events — show timeline

• 2026-06-03 Coming Soon $115,900 CBORMLS
• 2024-09-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-06-19 Pending — MARIS as Distributed by MLS Grid
• 2024-05-22 Price Changed $58,299 MARIS as Distributed by MLS Grid
• 2024-03-28 Price Changed $58,425 MARIS as Distributed by MLS Grid
• 2024-02-21 Listed $61,500 MARIS as Distributed by MLS Grid
• 2023-07-10 Delisted — RCBR
• 2021-10-15 Listed $62,500 RCBR
• 2008-11-21 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $744 · +10.2% YoY. Source: county tax records.