501 Sagebrush Ln · Kennett, MO 63857

$54,900

3 bd · 1.5 ba · 1,035 sqft · Other public records · 110 Days on market

Built 2004 0.30 ac lot $53/sqft · 47% below area Est $104k · 47% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great property for investors and rehabbers due to not qualifying for financing. Being sold as is, where is, with no repairs to be made by the seller prior to closing, and utilities not to be turned on by the seller before closing. This property is within 1.5 miles of gas stations, pharmacies, medical, and groceries. If near everything, but far enough from the busy city to be a great place to live in a more rural setting, is for you, this property is the one.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 6.5% in Kennett — 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 59/100 on livability (#561 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, crime F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 30 units permitted in Dunklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dunklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.85% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.65%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $103,989
• List price: $54,900
• Delta: -47.21%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-412
• Equity at exit: $8,186

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $11,109
• Equity at exit: $4,747

Cash invested: $15,372 (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 63857

• Home prices YoY: -12.7%
• Active inventory: 59
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$23
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $130

Break-even live

Break-even rent $852

Max offer price $54,900

Occupancy floor 82%

Sensitivity live

Price	-10% $161	-5% $146	+0% $130	+5% $115	+10% $99
Rent	-10% $50	-5% $90	+0% $130	+5% $170	+10% $210
Rate	-1.0pp $158	-0.5pp $144	base $130	+0.5pp $116	+1.0pp $101

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $54,900 Active 110 DOM
2. 2026-06-21
   pricedays on market $54,900 Active 109 DOM
3. 2026-06-18
   days on market $59,000 Active 107 DOM
4. 2026-06-17
   days on market $59,000 Active 106 DOM
5. 2026-06-16
   days on market $59,000 Active 105 DOM
6. 2026-06-15
   days on market $59,000 Active 104 DOM
7. 2026-06-13
   days on market $59,000 Active 102 DOM
8. 2026-06-12
   days on market $59,000 Active 101 DOM
9. 2026-06-09
   days on market $59,000 Active 98 DOM
10. 2026-06-08
    days on market $59,000 Active 97 DOM
11. 2026-06-07
    days on market $59,000 Active 96 DOM
12. 2026-06-05
    days on market $59,000 Active 94 DOM
13. 2026-06-04
    days on market $59,000 Active 92 DOM
14. 2026-06-02
    days on market $59,000 Active 91 DOM
15. 2026-06-01
    days on market $59,000 Active 90 DOM
16. 2026-05-31
    price $59,000 Active 89 DOM
17. 2026-05-31
    days on market $65,000 Active 89 DOM
18. 2026-04-03
    price $65,000 475-char remark

    Show marketing remark (475 chars)

    This is a great property for investors and rehabbers due to not qualifying for financing. Being sold as is, where is, with no repairs to be made by the seller prior to closing, and utilities not to be turned on by the seller before closing. This property is within 1.5 miles of gas stations, pharmacies, medical, and groceries. If near everything, but far enough from the busy city to be a great place to live in a more rural setting, is for you, this property is the one.

19. 2026-03-03
    listed $69,000 Active 475-char remark

    Show marketing remark (475 chars)

    This is a great property for investors and rehabbers due to not qualifying for financing. Being sold as is, where is, with no repairs to be made by the seller prior to closing, and utilities not to be turned on by the seller before closing. This property is within 1.5 miles of gas stations, pharmacies, medical, and groceries. If near everything, but far enough from the busy city to be a great place to live in a more rural setting, is for you, this property is the one.

20. 2024-05-30
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Looking for an affordable house that has been recently updated? This is the one!! This 3 bedroom 2 bath house has new flooring throughout, a gorgeous updated kitchen, a large backyard, and a 2 car garage! It is truly move in ready! Call today to take a look at this affordable beauty!

21. 2024-05-29
    soldstatus Closed 285-char remark

    Show marketing remark (285 chars)

    Looking for an affordable house that has been recently updated? This is the one!! This 3 bedroom 2 bath house has new flooring throughout, a gorgeous updated kitchen, a large backyard, and a 2 car garage! It is truly move in ready! Call today to take a look at this affordable beauty!

22. 2024-04-11
    historical Active Under Contract 285-char remark

    Show marketing remark (285 chars)

    Looking for an affordable house that has been recently updated? This is the one!! This 3 bedroom 2 bath house has new flooring throughout, a gorgeous updated kitchen, a large backyard, and a 2 car garage! It is truly move in ready! Call today to take a look at this affordable beauty!

23. 2024-04-11
    listed $99,000 Active 285-char remark

    Show marketing remark (285 chars)

    Looking for an affordable house that has been recently updated? This is the one!! This 3 bedroom 2 bath house has new flooring throughout, a gorgeous updated kitchen, a large backyard, and a 2 car garage! It is truly move in ready! Call today to take a look at this affordable beauty!

24. 2024-04-04
    historical
25. 2024-02-02
    price $99,000
26. 2024-01-22
    status Active
27. 2024-01-10
    historical Active Under Contract
28. 2023-12-06
    listed $105,000 Active
29. 2023-05-08
    status Pending
30. 2023-05-05
    soldstatus Closed
31. 2023-03-30
    historical Active Under Contract
32. 2023-03-24
    listed $75,000 Active
33. 2007-05-31
    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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,205
• − Mortgage interest: −$3,075
• − Property taxes: −$586
• − Insurance: −$4,040
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,597
• Taxable income: $954
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $1,332/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Kennett

• Score: 59/100
• State rank: #561
• US rank: #20397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,964

Population outlook (Dunklin County) Hauer SSP2

• Today (2025): 28,599 people
• By 2030: 27,230 · -4.8%
• By 2040: 24,696 · -13.6%
• By 2050: 22,402 · -21.7%
• By 2075: 17,776 · -37.8%
• By 2100: 13,890 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Dunklin

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.5%
• 2008→2024 swing: -40.5pp toward R · 2008: -21.3pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.0 2016: R+53.6 2012: R+30.2 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.51%
• Current HPI: 127.6077
• 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

-13.3% since first listed

16 events — show timeline

• 2026-04-03 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Listed $69,000 MARIS as Distributed by MLS Grid
• 2024-05-30 Pending — MARIS as Distributed by MLS Grid
• 2024-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-11 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-11 Listed $99,000 MARIS as Distributed by MLS Grid
• 2024-04-04 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-02 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2024-01-22 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-10 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-06 Listed $105,000 MARIS as Distributed by MLS Grid
• 2023-05-08 Pending — MARIS as Distributed by MLS Grid
• 2023-05-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-03-30 Contingent — MARIS as Distributed by MLS Grid
• 2023-03-24 Listed $75,000 MARIS as Distributed by MLS Grid
• 2007-05-31 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $586 · +0.6% YoY. Source: county tax records.