418 E 15th St · Sedalia, MO 65301

$145,000

3 bd · 2.0 ba · 1,082 sqft · SingleFamily public records · 143 Days on market

Built 1955 7,125 sqft lot $134/sqft · 13% above area Est $128k · 13% over

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

Key facts

• Covered front porch
• 7,125 sq ft lot
• Built 1955

Tags

• COVERED FRONT PORCH
• UPDATED ELECTRICAL ENTRANCE
• CONVENIENT LAUNDRY ROOM
• ENTERTAIN IN THE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in Sedalia — 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 71/100 on livability (#107 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Sedalia 200 (town): math 47% / reading 46% proficiency, ranked #89 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pettis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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: 1.02% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $128,143
• List price: $145,000
• Delta: 13.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 S Moniteau Ave	0.40mi	3/1.5	1,100 (+2%)	1mo	$199,999	$182	76
1821 S Ingram Ave	0.25mi	3/1.0	1,120 (+4%)	9mo	$142,000	$127	71
1317 S Ohio Ave	0.23mi	2/1.0 (-1)	960 (-11%)	4mo	$130,000	$135	58
1824 S Grand Ave	0.70mi	2/2.0 (-1)	1,100 (+2%)	1mo	$174,500	$159	58
1704 S Moniteau St	0.44mi	3/2.0	950 (-12%)	6mo	$190,000	$200	54
1920 S Kentucky Ave	0.46mi	3/1.0	1,188 (+10%)	6mo	$143,000	$120	53
820 S Vermont Ave	0.60mi	2/1.0 (-1)	1,112 (+3%)	9mo	$112,500	$101	51
640 E 11th St	0.30mi	2/1.0 (-1)	936 (-14%)	9mo	$79,000	$84	47
1305 E 14th St	0.67mi	3/1.0	1,136 (+5%)	12mo	$60,000	$53	47
407 W 10th St	0.52mi	2/1.0 (-1)	1,232 (+14%)	3mo	$95,000	$77	41
1404 S Grand Ave	0.68mi	3/1.0	948 (-12%)	3mo	$153,000	$161	41
726 E 4th St	0.72mi	2/1.0 (-1)	994 (-8%)	4mo	$120,000	$121	40

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,474
• Equity at exit: $21,620

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $20,434
• Equity at exit: $12,537

Cash invested: $40,600 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $300

Break-even live

Break-even rent $1,100

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $382	-5% $341	+0% $300	+5% $259	+10% $218
Rent	-10% $183	-5% $241	+0% $300	+5% $358	+10% $416
Rate	-1.0pp $373	-0.5pp $336	base $300	+0.5pp $262	+1.0pp $224

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	44d	1	0.64mi
1350 E 24th St Sedalia, MO	3.0	2.5	1500	$1,670	$1.11	44d	1	0.95mi

Listing history 37 events

1. 2026-06-21
   days on market $145,000 Active 143 DOM
2. 2026-06-19
   days on market $145,000 Active 141 DOM
3. 2026-06-18
   days on market $145,000 Active 140 DOM
4. 2026-06-17
   days on market $145,000 Active 139 DOM
5. 2026-06-16
   days on market $145,000 Active 138 DOM
6. 2026-06-15
   days on market $145,000 Active 137 DOM
7. 2026-06-14
   days on market $145,000 Active 135 DOM
8. 2026-06-12
   days on market $145,000 Active 134 DOM
9. 2026-06-09
   days on market $145,000 Active 131 DOM
10. 2026-06-08
    days on market $145,000 Active 130 DOM
11. 2026-06-07
    days on market $145,000 Active 129 DOM
12. 2026-06-05
    days on market $145,000 Active 126 DOM
13. 2026-06-03
    days on market $145,000 Active 125 DOM
14. 2026-06-02
    days on market $145,000 Active 124 DOM
15. 2026-06-01
    days on market $145,000 Active 123 DOM
16. 2026-05-31
    days on market $145,000 Active 122 DOM
17. 2026-05-30
    days on market $145,000 Active 121 DOM
18. 2026-04-23
    status Active 555-char remark

    Show marketing remark (555 chars)

    This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

19. 2026-04-23
    price $148,000 555-char remark

    Show marketing remark (555 chars)

    This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

20. 2026-04-09
    status Pending 555-char remark

    Show marketing remark (555 chars)

    This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

21. 2026-03-09
    price $155,000 555-char remark

    Show marketing remark (555 chars)

    This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

22. 2026-01-15
    listed $160,000 Active 555-char remark

    Show marketing remark (555 chars)

    This 3 bed, 2 bath ranch style house is ready for you to call it yours! Newer flooring, paint, window coverings and an updated 200 amp electrical entrance are some of the updates. Sit out on the covered front porch and enjoy your coffee or entertain in the backyard. The laundry room is conveniently located in the back of the house with the 2nd bathroom and a door that closes it off from everything else. Located close to Bothwell Hospital, this house is a must see! Seller is offering $5,000 seller concessions to be attributed to buyers closing costs!

23. 2025-12-31
    historical
24. 2025-11-29
    price $160,000
25. 2025-10-27
    price $175,000
26. 2025-09-01
    price $178,500
27. 2025-08-08
    price $180,000
28. 2025-07-01
    price $185,000
29. 2025-06-21
    listed $190,000 Active
30. 2022-09-26
    soldstatus Closed
31. 2022-04-27
    soldstatus
32. 2022-01-10
    listed $129,900
33. 2020-03-06
    soldstatus
34. 2005-03-18
    soldstatus
35. 1989-05-31
    soldstatus
36. 1986-07-16
    soldstatus
37. 1980-02-29
    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: $581 · $48/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$825/yr (+$69/mo · 142.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,754
• − Mortgage interest: −$8,122
• − Property taxes: −$581
• − Insurance: −$725
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,218
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $3,291/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: Sedalia 200
• NCES district ID: 2927830
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,452
• Composite: 38.7/100
• National rank: #4141
• State rank: #89 of 324 in MO

Livability — Sedalia

• Score: 71/100
• State rank: #107
• US rank: #6990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedalia, MO
• County: Pettis County · 35,091 people
• City population: 35,091
• Metro: Sedalia, MO
• Population (ZIP): 35,091
• Household income: $58,064
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1021.0

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Subsaharan African 3% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.80%
• Current HPI: 292.8224
• Rent YoY: —
• Metro: Sedalia, 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

+13.9% since first listed

20 events — show timeline

• 2026-04-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $148,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-15 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-01 Price Changed $178,500 Heartland MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-21 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-26 Sold (MLS) — WCAR
• 2022-04-27 Sold (Public Records) — Public Records
• 2022-01-10 Listed $129,900 WCAR
• 2020-03-06 Sold (Public Records) — Public Records
• 2005-03-18 Sold (Public Records) — Public Records
• 1989-05-31 Sold (Public Records) — Public Records
• 1986-07-16 Sold (Public Records) — Public Records
• 1980-02-29 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $581 · +3.2% YoY. Source: county tax records.