1226 County Road 2347 · Moberly, MO 65270

$169,000

3 bd · 1.5 ba · 1,876 sqft · SingleFamily public records · 16 Days on market

Built 1975 Est $193k · 13% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• 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

Located in the quiet and desirable Countryside Estates subdivision, this 3 bedroom, 2 bathroom split foyer home offers great potential with plenty of space inside and out. Features include two fireplaces, an attic fan, a 2-car attached garage, and a spacious 26x25 detached garage/shop. Situated in a peaceful area, this property is ideal for someone looking to make it their own. Home is being sold as-is where-is.

Key facts

• Attic fan
• Detached garage shop
• Two fireplaces

Tags

• TWO FIREPLACES
• ATTIC FAN
• DETACHED GARAGE SHOP

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Below-grade finished area
• Exterior features: Covered patio/porch; Deck; Front porch; Wooded lot; Gravel road access; Other detached structures

Interior

• Kitchen: Refrigerator; Dishwasher; Built-in electric oven
• Flooring: Carpet; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Attic fan; Forced air heating; Baseboard heating; Propane heating
• Interior features: Wood-burning fireplace; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $58 ($691/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 $141k (16.6% below list).
• Recommended offer: $141k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Gratz Brown Elem. (math 28% / reading 28%, grade F, #849 of 1,115 statewide, top 76%, 436 students, 66% 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: 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 $5k 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 16 days — a 2% lower offer ($166k) 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 $141,010 (16.6% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $193,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1160 County Road 2347	0.05mi	3/2.0	1,950 (+4%)	19mo	$200,000	$103	73

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-23,765
• Equity at exit: $25,198

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-16,164
• Equity at exit: $14,612

Cash invested: $47,320 (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: $1,410 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $58

Break-even live

Break-even rent $1,337

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $153	-5% $105	+0% $58	+5% $10	+10% $-38
Rent	-10% $-54	-5% $2	+0% $58	+5% $113	+10% $169
Rate	-1.0pp $143	-0.5pp $101	base $58	+0.5pp $14	+1.0pp $-31

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $169,000 Active 16 DOM
2. 2026-06-21
   days on market $169,000 Active 15 DOM
3. 2026-06-18
   days on market $169,000 Active 13 DOM
4. 2026-06-17
   status $169,000 Active 12 DOM
5. 2026-06-09
   status $169,000 Pending 12 DOM
6. 2026-06-08
   days on market $169,000 Active 12 DOM
7. 2026-06-07
   days on market $169,000 Active 11 DOM
8. 2026-06-07
   days on market $169,000 Active 10 DOM
9. 2026-06-04
   days on market $169,000 Active 7 DOM
10. 2026-06-02
    days on market $169,000 Active 6 DOM
11. 2026-06-01
    days on market $169,000 Active 5 DOM
12. 2026-05-31
    days on market $169,000 Active 4 DOM
13. 2026-05-27
    listed $169,000 Active 415-char remark

    Show marketing remark (415 chars)

    Located in the quiet and desirable Countryside Estates subdivision, this 3 bedroom, 2 bathroom split foyer home offers great potential with plenty of space inside and out. Features include two fireplaces, an attic fan, a 2-car attached garage, and a spacious 26x25 detached garage/shop. Situated in a peaceful area, this property is ideal for someone looking to make it their own. Home is being sold as-is where-is.

14. 2026-05-27
    listed $169,000 Active

    Show marketing remark (415 chars)

    Located in the quiet and desirable Countryside Estates subdivision, this 3 bedroom, 2 bathroom split foyer home offers great potential with plenty of space inside and out. Features include two fireplaces, an attic fan, a 2-car attached garage, and a spacious 26x25 detached garage/shop. Situated in a peaceful area, this property is ideal for someone looking to make it their own. Home is being sold as-is where-is.

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$443/yr (+$37/mo · 37.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $16,921
• − Mortgage interest: −$9,467
• − Property taxes: −$1,197
• − Insurance: −$845
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,916
• Taxable loss: −$2,211
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,222/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $169,000 RCBR
• 2026-05-27 Listed $169,000 CBORMLS

Property tax history

+2.7%/yr

Latest (2025): $1,197 · +11.0% YoY. Source: county tax records.