28093 Bcr 352 · Sedgewickville, MO 63764

$109,900

5 bd · 1.0 ba · 1,152 sqft · SingleFamily · 98 Days on market

Built 1910 Poor condition 3.05 ac 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• 3.05 acre lot
• Built 1910
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#430 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D-, amenities F, commute F.
• Woodland R-IV (rural): math 27% / reading 42% proficiency, ranked #239 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elem. (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 347 students, 63% FRL); Woodland Middle (math 30% / reading 47%, grade F, #202 of 391 statewide, top 54%, 261 students, 56% FRL); Woodland High (math 12% / reading 37%, grade F, #445 of 521 statewide, top 87%, 248 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bollinger County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.85×
• Total profit: $26,033
• Equity at exit: $49,416

10-year hold

• IRR: 16.6%
• Equity multiple: 3.43×
• Total profit: $74,813
• Equity at exit: $76,156

Cash invested: $30,772 (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 63764

• Active inventory: 44
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $201

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $277	-5% $239	+0% $201	+5% $163	+10% $125
Rent	-10% $105	-5% $153	+0% $201	+5% $249	+10% $297
Rate	-1.0pp $256	-0.5pp $229	base $201	+0.5pp $172	+1.0pp $143

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $109,900 Active 98 DOM
2. 2026-06-21
   days on market $109,900 Active 97 DOM
3. 2026-06-21
   days on market $109,900 Active 96 DOM
4. 2026-06-18
   days on market $109,900 Active 94 DOM
5. 2026-06-17
   days on market $109,900 Active 93 DOM
6. 2026-06-16
   days on market $109,900 Active 92 DOM
7. 2026-06-15
   days on market $109,900 Active 91 DOM
8. 2026-06-13
   days on market $109,900 Active 89 DOM
9. 2026-06-12
   days on market $109,900 Active 88 DOM
10. 2026-06-09
    days on market $109,900 Active 85 DOM
11. 2026-06-08
    days on market $109,900 Active 84 DOM
12. 2026-06-07
    days on market $109,900 Active 83 DOM
13. 2026-06-07
    days on market $109,900 Active 82 DOM
14. 2026-06-04
    status $109,900 Active 79 DOM
15. 2026-04-22
    status Pending
16. 2026-02-02
    listed $109,900 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,584
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,197
• Taxable income: $699
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,239/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding repair, and flooring replacement. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major siding — Peeling and damaged siding indicates extensive repair is needed.
• Major flooring — Old and possibly damaged flooring requires replacement or repair.
• Major interior walls — Signs of wear and potential water damage require attention.

Value-add opportunities

• Resale Roof replacement — A new roof will significantly improve the home's appearance and value.
• Resale Exterior painting and siding repair — A fresh coat of paint and repair of the siding will enhance curb appeal.
• Resale Flooring replacement — New flooring will improve the home's aesthetic and functionality.
• Resale Interior painting and repairs — Fresh paint and repairs to the interior walls will make the home more attractive.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks are visible.	Major	$15,000–50,000
siding · Peeling and damaged siding indicates extensive repair is needed.	Major	$15,000–50,000
flooring · Old and possibly damaged flooring requires replacement or repair.	Major	$15,000–50,000
interior walls · Signs of wear and potential water damage require attention.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Resale Exterior painting and siding repair — A fresh coat of paint and repair of the siding will enhance curb appeal. ↑
• Resale Flooring replacement — New flooring will improve the home's aesthetic and functionality. ↑
• Resale Interior painting and repairs — Fresh paint and repairs to the interior walls will make the home more attractive. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodland R-IV
• NCES district ID: 2919350
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $32,564
• Composite: 28.21/100
• National rank: #6804
• State rank: #239 of 324 in MO

Livability — Sedgewickville

• Score: 61/100
• State rank: #430
• US rank: #17789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,568

Population outlook (Bollinger County) Hauer SSP2

• Today (2025): 11,825 people
• By 2030: 11,546 · -2.4%
• By 2040: 10,935 · -7.5%
• By 2050: 10,222 · -13.6%
• By 2075: 8,396 · -29.0%
• By 2100: 6,530 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Bollinger

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -39.5pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.8 2016: R+72.7 2012: R+52.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $109,900 MARIS as Distributed by MLS Grid