707 W 10th St · Sedalia, MO 65301

$143,500

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 78 Days on market

Built 1939 5,670 sqft lot Est $162k · 11% under ↓ 4% since listing

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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 +21.2/30.0
• ARV discount +12.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 2 bedroom, 2 bath home located on the west side of Sedalia. The home features a true dining area and a charming covered patio, perfect for relaxing outdoors. Kitchen features a new stove. A full basement offers great potential to finish, with an additional bathroom. Outside you’ll find an older garage, off-street parking, and a nice-sized backyard and patio. A solid opportunity for homeowners or investors alike. Close to shopping and restaurants!

Key facts

• Off street parking
• Dining area
• Nice sized backyard

Tags

• DINING AREA
• COVERED PATIO
• FULL BASEMENT
• OFF STREET PARKING
• NICE SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $135k (6.2% below list).
• Recommended offer: $135k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $992 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 78 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,557 (6.2% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $161,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 S Grand Ave	0.19mi	3/1.0	948 (-6%)	3mo	$153,000	$161	78
1423 S Moniteau Ave	0.35mi	3/1.5	1,100 (+9%)	1mo	$199,999	$182	66
1319 S Barrett Ave	0.47mi	4/1.5 (+1)	1,018 (+1%)	8mo	$214,500	$211	63
1100 S Missouri Ave	0.11mi	2/1.0 (-1)	888 (-12%)	8mo	$55,000	$62	63
820 S Vermont Ave	0.18mi	2/1.0 (-1)	1,112 (+10%)	9mo	$112,500	$101	62
1317 S Ohio Ave	0.47mi	2/1.0 (-1)	960 (-5%)	4mo	$130,000	$135	62
1704 S Moniteau St	0.46mi	3/2.0	950 (-6%)	6mo	$190,000	$200	60
1824 S Grand Ave	0.51mi	2/2.0 (-1)	1,100 (+9%)	1mo	$174,500	$159	51
1723 S Park Ave	0.51mi	3/2.0	1,125 (+11%)	5mo	$210,000	$187	49
1404 S Barrett Ave	0.51mi	2/1.0 (-1)	1,108 (+10%)	8mo	$119,000	$107	48
1624 S Barrett Ave	0.62mi	3/2.0	936 (-7%)	10mo	$140,000	$150	47
2011 S Harrison Ave	0.65mi	3/1.0	864 (-14%)	1mo	$138,000	$160	45

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,037
• Equity at exit: $21,396

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,100
• Equity at exit: $12,407

Cash invested: $40,180 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$753
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $209

Break-even live

Break-even rent $1,082

Max offer price $143,500

Occupancy floor 80%

Sensitivity live

Price	-10% $290	-5% $249	+0% $209	+5% $168	+10% $127
Rent	-10% $102	-5% $155	+0% $209	+5% $262	+10% $315
Rate	-1.0pp $281	-0.5pp $245	base $209	+0.5pp $171	+1.0pp $133

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	45d	15	1.01mi
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	45d	1	1.19mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   price $143,500
3. 2026-03-03
   price $147,000
4. 2026-02-03
   listed $150,000 Active
5. 2001-08-24
   soldstatus
6. 2000-10-23
   soldstatus
7. 2000-06-02
   soldstatus
8. 1977-06-05
   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: $506 · $42/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$886/yr (+$74/mo · 175.1%)

ⓘ 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 1/10 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: $16,147
• − Mortgage interest: −$8,038
• − Property taxes: −$506
• − Insurance: −$718
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,175
• Taxable income: $127
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,472/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

-4.3% since first listed

8 events — show timeline

• 2026-04-22 Pending — WCAR
• 2026-04-13 Price Changed $143,500 WCAR
• 2026-03-03 Price Changed $147,000 WCAR
• 2026-02-03 Listed $150,000 WCAR
• 2001-08-24 Sold (Public Records) — Public Records
• 2000-10-23 Sold (Public Records) — Public Records
• 2000-06-02 Sold (Public Records) — Public Records
• 1977-06-05 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $506 · +2.3% YoY. Source: county tax records.