120 N Main St · Warrensburg, MO 64093

$127,500

2 bd · 1.0 ba · 1,408 sqft · Other public records · 23 Days on market

Built 1890 9,750 sqft lot

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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 +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A charming, cozy cottage nestled in a serene neighborhood, offering a canvas for your personal touch. This two-bedroom, one-bathroom home is a blank slate, ready to be transformed into your dream retreat. With its inviting layout and potential-filled spaces, this property presents an exciting opportunity for those seeking a DIY project. The fenced in back yard provides plenty of shade for numerous activities.

Key facts

• Fenced in back yard
• 9,750 sq ft lot
• Built 1890

Tags

• FENCED IN BACK YARD

Property features AI

Finance

• Other: Lot approximately 9,750 square feet (per assessor); Public road maintenance
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Fiber and high-speed internet available
• Home design: Single-family residence; Ranch floor plan; Faces east
• Construction: Asbestos construction materials; Composition roof
• Exterior features: Covered patio; Paved road access; Not in a flood plain; Inside city limits

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Electric cooling
• Interior features: Eat-in kitchen; Unfinished stone/rock basement with walk-out access
• Laundry & utility: Main-level laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $128k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $120k (5.7% below list).
• Recommended offer: $120k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.2% in Warrensburg — 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 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.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,255 (5.7% below list)

Questions for the listing agent

1. Built in 1890 — 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 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?
4. 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?
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: 0.94% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,080
• Equity at exit: $19,011

10-year hold

• IRR: 8.8%
• Equity multiple: 1.78×
• Total profit: $27,875
• Equity at exit: $11,024

Cash invested: $35,700 (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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$669
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $157

Break-even live

Break-even rent $1,004

Max offer price $127,500

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 N Main St Unit A Warrensburg, MO	3.0	2.0	1300	$1,300	$1.00	43d	1	0.03mi
511 N Main St Unit B Warrensburg, MO	3.0	1.0	1073	$1,200	$1.12	43d	1	0.31mi
502 S Main St Warrensburg, MO	2.0–4.0	1.0–2.0	942	$400	$0.42	43d	18	0.37mi
208 S Washington St Unit A Warrensburg, MO	2.0	1.0	1800	$800	$0.44	43d	1	0.41mi
502 W Clark St Unit 1 Warrensburg, MO	2.0	1.0	900	$825	$0.92	43d	1	0.50mi
219 Grover St Unit A Warrensburg, MO	2.0	1.5	1250	$1,100	$0.88	43d	1	0.76mi
309 Broad St Warrensburg, MO	3.0	1.0	1032	$1,400	$1.36	43d	1	0.84mi

Listing history 31 events

1. 2026-06-19
   days on market $127,500 Active 23 DOM
2. 2026-06-18
   days on market $127,500 Active 22 DOM
3. 2026-06-17
   days on market $127,500 Active 21 DOM
4. 2026-06-16
   days on market $127,500 Active 20 DOM
5. 2026-06-15
   days on market $127,500 Active 19 DOM
6. 2026-06-14
   days on market $127,500 Active 17 DOM
7. 2026-06-12
   days on market $127,500 Active 16 DOM
8. 2026-06-09
   days on market $127,500 Active 13 DOM
9. 2026-06-08
   days on market $127,500 Active 12 DOM
10. 2026-06-07
    days on market $127,500 Active 11 DOM
11. 2026-06-03
    days on market $127,500 Active 7 DOM
12. 2026-06-02
    days on market $127,500 Active 6 DOM
13. 2026-06-01
    days on market $127,500 Active 5 DOM
14. 2026-05-31
    days on market $127,500 Active 4 DOM
15. 2026-05-30
    days on market $127,500 Active 3 DOM
16. 2026-05-27
    listed $127,500 Active
17. 2026-04-30
    historical
18. 2026-04-02
    status Active
19. 2026-03-21
    status Pending
20. 2026-03-03
    price $125,900
21. 2025-08-15
    price $129,900
22. 2025-07-11
    price $134,900
23. 2024-09-25
    listed $139,900 Active
24. 2015-08-13
    historical
25. 2014-11-24
    listed $86,500
26. 2002-09-01
    soldstatus
27. 2002-01-01
    soldstatus
28. 2002-01-01
    soldstatus
29. 1999-07-01
    soldstatus
30. 1998-12-01
    soldstatus
31. 1998-05-01
    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: $855 · $71/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$382/yr (+$32/mo · 44.6%)

ⓘ 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: $14,431
• − Mortgage interest: −$7,142
• − Property taxes: −$855
• − Insurance: −$638
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,709
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,937/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
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, 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

+47.4% since first listed

16 events — show timeline

• 2026-05-27 Listed $127,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $125,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2024-09-25 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2015-08-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-11-24 Listed $86,500 Heartland MLS as Distributed by MLS Grid
• 2002-09-01 Sold (Public Records) — Public Records
• 2002-01-01 Sold (Public Records) — Public Records
• 2002-01-01 Sold (Public Records) — Public Records
• 1999-07-01 Sold (Public Records) — Public Records
• 1998-12-01 Sold (Public Records) — Public Records
• 1998-05-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $855 · +7.1% YoY. Source: county tax records.