1123 Concannon St · Moberly, MO 65270

$148,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 55 Days on market

Built 1920 6,500 sqft lot Est $104k · 43% 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 +11.6/30.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this STUNNINGLY RENOVATED Charming Cottage Bungalow within blocks to downtown Moberly, Rothwell City Park and Moberly Junior College! This 3 Bedroom 1 Bath home has had a full interior remodel and also has newer windows and vinyl siding. Brand New plumbing, electrical, HVAC, water heater, LVP throughout (no carpet), paint, kitchen with stainless steel appliances, bathroom, ceiling fans make this home move in ready. Relax on the covered old style front porch or level backyard. Laundry hookups and storage area in basement. Possible 100% USDA financing available as well for qualified buyers. Located in MHDC ( Missouri Housing Development ) area for qualified buyers . City of Moberly

Key facts

• Brand new plumbing
• Newer windows
• Vinyl siding

Tags

• STUNNINGLY RENOVATED
• FULL INTERIOR REMODEL
• NEWER WINDOWS
• VINYL SIDING
• BRAND NEW PLUMBING
• BRAND NEW ELECTRICAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Standard utilities (water/sewer/power not specifically detailed)
• Home design: Single-family residence; Faces south; Residential zoning (R-1 One-Family Dwelling)
• Construction: Block and brick/mortar foundation; Built as a single-family home
• Exterior features: Covered front porch; Partial chain link fencing in back yard; Composition roof; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Eat-in kitchen; Sump pump in basement; Crawl space basement
• Laundry & utility: Basement utility access (sump pump, crawl space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-46 ($-557/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (16.5% below list).
• Recommended offer: $124k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: North Park Elem. (188 students, 69% 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 58% FRL track the district average.
• 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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 55 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.
• Current owner paid $8k; list at $148k implies a 1641% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,596 (16.5% 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 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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 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?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $103,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Concannon St	0.00mi	3/1.0 (+1)	968 (0%)	1mo	$148,000	$153	94
1029 Concannon St	0.07mi	3/2.0 (+1)	960 (-1%)	2mo	$165,000	$172	85
1007 Myra St	0.14mi	2/1.0	950 (-2%)	11mo	$145,000	$153	81
1100 Quinn St	0.24mi	2/1.0	928 (-4%)	13mo	$45,000	$48	72
1412 Buchanan St	0.29mi	2/1.0	864 (-11%)	2mo	$92,500	$107	66
1204 Fisk Ave	0.63mi	2/1.0	954 (-1%)	8mo	$159,900	$168	61
1324 Henry St	0.20mi	3/1.0 (+1)	924 (-4%)	21mo	$49,000	$53	61
126 Bedford St	0.53mi	2/1.0	924 (-4%)	11mo	$115,000	$124	58
1405 Myra St	0.23mi	2/1.0	1,084 (+12%)	17mo	$99,900	$92	56
906 Myra St	0.22mi	2/1.0	1,084 (+12%)	18mo	$45,000	$42	55
883 W Coates St	0.28mi	2/1.0	836 (-14%)	21mo	$42,500	$51	47
203 Collins Ave	0.42mi	2/1.0	1,080 (+12%)	19mo	$55,000	$51	45

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-26,918
• Equity at exit: $22,067

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-27,168
• Equity at exit: $12,796

Cash invested: $41,440 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-46

Break-even live

Break-even rent $1,295

Max offer price $141,288

Occupancy floor 99%

Sensitivity live

Price	-10% $56	-5% $5	+0% $-46	+5% $-98	+10% $-149
Rent	-10% $-144	-5% $-95	+0% $-46	+5% $2	+10% $51
Rate	-1.0pp $28	-0.5pp $-9	base $-46	+0.5pp $-85	+1.0pp $-124

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-29
   status Pending
2. 2026-02-20
   price $151,000
3. 2026-02-12
   price $153,000
4. 2026-01-27
   listed $148,000 Active
5. 2026-01-27
   listed $155,000 Active
6. 2026-01-21
   price $155,000
7. 2025-12-26
   price $158,000
8. 2025-11-28
   status Active
9. 2025-11-17
   historical
10. 2025-11-15
    listed $160,000 Active
11. 2024-11-01
    soldstatus Closed
12. 2024-10-22
    historical
13. 2024-10-14
    listed $36,000 Active
14. 2023-08-21
    soldstatus Closed
15. 2023-08-21
    soldstatus
16. 2023-08-08
    status Pending
17. 2023-07-10
    price $34,900
18. 2023-05-03
    listed $39,900 Active
19. 2023-05-03
    listed $34,900
20. 2006-12-11
    soldstatus
21. 2000-08-01
    soldstatus
22. 1986-02-25
    soldstatus $8,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 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: $14,832
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,305
• Taxable loss: −$3,097
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $187/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

+1676.5% since first listed

22 events — show timeline

• 2026-04-29 Pending — CBORMLS
• 2026-02-20 Price Changed $151,000 CBORMLS
• 2026-02-12 Price Changed $153,000 CBORMLS
• 2026-01-27 Listed $155,000 CBORMLS
• 2026-01-27 Listed $148,000 CBORMLS
• 2026-01-21 Price Changed $155,000 CBORMLS
• 2025-12-26 Price Changed $158,000 CBORMLS
• 2025-11-28 Relisted — CBORMLS
• 2025-11-17 Delisted — CBORMLS
• 2025-11-15 Listed $160,000 CBORMLS
• 2024-11-01 Sold (MLS) — CBORMLS
• 2024-10-22 Delisted — CBORMLS
• 2024-10-14 Listed $36,000 CBORMLS
• 2023-08-21 Sold (MLS) — RCBR
• 2023-08-21 Sold (MLS) — CBORMLS
• 2023-08-08 Pending — CBORMLS
• 2023-07-10 Price Changed $34,900 CBORMLS
• 2023-05-03 Listed $34,900 RCBR
• 2023-05-03 Listed $39,900 CBORMLS
• 2006-12-11 Sold (Public Records) — Public Records
• 2000-08-01 Sold (Public Records) — Public Records
• 1986-02-25 Sold (Public Records) $8,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $236 · +10.7% YoY. Source: county tax records.