126 SW State Route 13 N/A · Warrensburg, MO 64093

$108,000

2 bd · 1.0 ba · 1,423 sqft · SingleFamily · 1 Days on market

Built 1962 Poor condition 0.42 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Property under contract prior to listing.

Key facts

• 0.42 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 9.1% 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; 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 $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $108,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.1

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,702
• Equity at exit: $16,103

10-year hold

• IRR: 15.9%
• Equity multiple: 2.52×
• Total profit: $45,872
• Equity at exit: $9,338

Cash invested: $30,240 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $256

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 75%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 41-char remark
2. 2026-06-12
   listed $108,000 Pending 1 DOM

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

Taxation est. · year 1

• Rental income: $15,227
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,142
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,728/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates across all systems and areas, significantly impacting its current value and marketability.

Repairs flagged

• Major roof — No visible roof structure
• Major exterior siding — No visible siding
• Major exterior paint — No visible paint
• Major interior walls — No visible interior walls
• Major interior paint — No visible interior paint
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major HVAC/mechanicals — No visible HVAC or mechanical systems
• Major landscaping — No visible landscaping

Value-add opportunities

• Both roof replacement — Critical to the home's structural integrity and appearance
• Both exterior siding and paint — Improves curb appeal and home value
• Both interior walls and paint — Enhances the home's livability and aesthetic appeal
• Both bathroom and kitchen updates — Modernizes the home and increases its marketability
• Both HVAC and mechanical systems — Ensures comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's curb appeal and overall aesthetic

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof structure	Major	$15,000–50,000
exterior siding · No visible siding	Major	$15,000–50,000
exterior paint · No visible paint	Major	$15,000–50,000
interior walls · No visible interior walls	Major	$15,000–50,000
interior paint · No visible interior paint	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanical systems	Major	$15,000–50,000
landscaping · No visible landscaping	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both roof replacement — Critical to the home's structural integrity and appearance ↑
• Both exterior siding and paint — Improves curb appeal and home value ↑
• Both interior walls and paint — Enhances the home's livability and aesthetic appeal ↑
• Both bathroom and kitchen updates — Modernizes the home and increases its marketability ↑
• Both HVAC and mechanical systems — Ensures comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's curb appeal and overall aesthetic ↑

ⓘ 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: 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

• 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

2 events — show timeline

• 2026-06-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-09 Listed $108,000 Heartland MLS as Distributed by MLS Grid