26020 Sharon Ln · Warsaw, MO 65355

$219,900

2 bd · 2.0 ba · 720 sqft · Other public records · 969 Days on market

Built 2004 0.45 ac lot $21/mo HOA · 2% of rent ↓ 12% since listing

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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).

• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

Key facts

• 0.45 acre lot
• 650 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (49.2% below list).
• Recommended offer: $112k (49.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#332 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Boise Middle School (math 37% / reading 40%, grade F, #202 of 391 statewide, top 54%, 278 students, 99% FRL); Warsaw High School (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 403 students, 99% FRL) — zoned schools average 99% FRL vs 61% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 275 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 969 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,665 (49.2% 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 969 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.51% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 16.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $25,963
• Equity at exit: $130,674

10-year hold

• IRR: 8.5%
• Equity multiple: 2.66×
• Total profit: $102,077
• Equity at exit: $230,701

Cash invested: $61,572 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 275
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$92
• HOA: −$21
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-476

Break-even live

Break-even rent $1,720

Max offer price $135,763

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-414	+0% $-476	+5% $-539	+10% $-601
Rent	-10% $-564	-5% $-520	+0% $-476	+5% $-432	+10% $-388
Rate	-1.0pp $-366	-0.5pp $-420	base $-476	+0.5pp $-533	+1.0pp $-591

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-03
   status Pending 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

2. 2025-12-03
   status Active 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

3. 2025-05-27
   price $219,900 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

4. 2024-09-03
   status Active 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

5. 2024-08-31
   historical 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

6. 2024-08-06
   price $225,900 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

7. 2024-03-17
   price $234,900 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

8. 2023-08-30
   listed $249,900 Active 1709-char remark

   Show marketing remark (1709 chars)

   If your looking for a Lake Home or just a place that you can call home, this place is just right for you. This home has two bedrooms and two full bathrooms with an extra room that could make a three bedroom, two bath home. It has a nice size kitchen and all appliances stay with the home. It offers open living room and dining area. It has 2 larges decks that would be great for BBQ's or entertaining. It sits on a corner lot just off of a state maintained Highway that is just two minutes to a boat ramp on the beautiful Truman Lake. There is a large detached garage that is perfect for parking your boat or vehicles. It is located in a quite area so that you can enjoy all that the Truman Lake area has to offer. If you are looking for a place to get away and do some fishing on Truman Lake, you won't to let this one get away. It is located approximately 6 miles to the northwest of Warsaw, Missouri. Warsaw has a couple walk-in Clinics with quality medical staff. If you like shopping then down town Warsaw is a must see with numerous flea markers and antique shops that will keep you plenty busy. It also has several very good resuraunts as well as several fast food places. It sits on the banks of Truman Lake where the Truman Dam is located, as well as the beginning of Lake of the Ozarks. The area is known for some of the best fishing and hunting in the entire country. Whether you like to fish or just spend time hanging out on the water, this place is closed to it all. There are plenty of places to eat and shop. If you are looking for a larger town then Sedalia, Missouri is approximately 25 miles to the north on 65 Hwy. Sedalia has Bothwell Hospital and several other walk in clinics if needed.

9. 2004-06-01
   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: $1,112 · $93/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$1,021/yr (+$85/mo · 91.9%)

ⓘ 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 ≥108°F today · 18 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: $13,400
• − Mortgage interest: −$12,318
• − Property taxes: −$1,112
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − HOA: −$252
• − Depreciation: −$6,397
• Taxable loss: −$9,922
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-3,334/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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — Warsaw

• Score: 63/100
• State rank: #332
• US rank: #15201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

-12.0% since first listed

9 events — show timeline

• 2026-05-03 Pending — SOMO
• 2025-12-03 Relisted — SOMO
• 2025-05-27 Price Changed $219,900 SOMO
• 2024-09-03 Relisted — SOMO
• 2024-08-31 Delisted — SOMO
• 2024-08-06 Price Changed $225,900 SOMO
• 2024-03-17 Price Changed $234,900 SOMO
• 2023-08-30 Listed $249,900 SOMO
• 2004-06-01 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,112 · +11.0% YoY. Source: county tax records.