1300 E 13th St · Sedalia, MO 65301

$120,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 21 Days on market

Built 1946

---

Why this score? — see what drove the D+ 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• 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

Welcome to this charming and well-maintained 2-bedroom, 1-bath home that offers comfort, updates, and everyday convenience. Step inside to find beautifully remodeled flooring throughout the main living areas, with fresh, cozy carpet in both bedrooms & acirc; & euro; & rdquo; creating a warm and inviting feel from the moment you enter. The kitchen features newer appliances, making meal prep easy and efficient, while the layout flows nicely into the living space & acirc; & euro; & rdquo; perfect for relaxing or spending time with family and friends. Both bedrooms offer comfortable space and natural light, and the full bathroom is clean and functional. Downstairs, the u

Key facts

• Remodeled flooring
• Fenced yard
• Newer appliances

Tags

• REMODELED FLOORING
• NEWER APPLIANCES
• FENCED YARD
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $109k (9.5% below list).
• Recommended offer: $109k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 213 active listings in the ZIP; 1 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 $830 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,599 (9.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $68,544
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 E 10th St	0.17mi	2/1.0	840 (+3%)	12mo	$55,000	$65	77
906 S Arlington Ave	0.47mi	2/1.0	807 (-1%)	8mo	$106,000	$131	70
909 E 11th St	0.25mi	1/1.0 (-1)	836 (+2%)	14mo	$116,000	$139	68
1413 E 14th St	0.10mi	2/1.0	728 (-11%)	20mo	$37,500	$52	61
1801 E 7th St	0.53mi	2/1.0	868 (+6%)	6mo	$110,000	$127	60
640 E 11th St	0.47mi	2/1.0	936 (+15%)	9mo	$79,000	$84	46
315 E Harvey St	0.71mi	1/1.0 (-1)	900 (+10%)	11mo	$60,000	$67	36

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-10,700
• Equity at exit: $17,892

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,803
• Equity at exit: $10,375

Cash invested: $33,600 (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: 213
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $138

Break-even live

Break-even rent $911

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $104	+10% $70
Rent	-10% $52	-5% $95	+0% $138	+5% $181	+10% $224
Rate	-1.0pp $199	-0.5pp $169	base $138	+0.5pp $107	+1.0pp $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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.22mi

Listing history 20 events

1. 2026-06-16
   days on market $120,000 Active 21 DOM
2. 2026-06-15
   days on market $120,000 Active 20 DOM
3. 2026-06-14
   days on market $120,000 Active 18 DOM
4. 2026-06-12
   days on market $120,000 Active 17 DOM
5. 2026-06-09
   days on market $120,000 Active 14 DOM
6. 2026-06-08
   days on market $120,000 Active 13 DOM
7. 2026-06-07
   days on market $120,000 Active 12 DOM
8. 2026-06-05
   days on market $120,000 Active 9 DOM
9. 2026-06-03
   days on market $120,000 Active 8 DOM
10. 2026-06-02
    days on market $120,000 Active 7 DOM
11. 2026-06-01
    days on market $120,000 Active 6 DOM
12. 2026-05-31
    days on market $120,000 Active 5 DOM
13. 2026-05-30
    days on market $120,000 Active 4 DOM
14. 2026-05-26
    listed $120,000 Active
15. 2024-01-09
    soldstatus
16. 2023-03-27
    soldstatus
17. 2020-02-10
    soldstatus
18. 1998-09-01
    soldstatus
19. 1987-11-18
    soldstatus
20. 1985-02-11
    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: $486 · $41/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$678/yr (+$56/mo · 139.3%)

ⓘ 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 ≥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: $13,032
• − Mortgage interest: −$6,722
• − Property taxes: −$486
• − Insurance: −$600
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,491
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $1,742/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

7 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2024-01-09 Sold (Public Records) — Public Records
• 2023-03-27 Sold (Public Records) — Public Records
• 2020-02-10 Sold (Public Records) — Public Records
• 1998-09-01 Sold (Public Records) — Public Records
• 1987-11-18 Sold (Public Records) — Public Records
• 1985-02-11 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $486 · +3.2% YoY. Source: county tax records.