411 10th St Ter · Warrensburg, MO 64093

$170,000

3 bd · 1.0 ba · 932 sqft · Other public records · 110 Days on market

Built 1955 10,197 sqft lot $182/sqft · at area comps Est $175k · at est. ↓ 5% since listing

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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 +13.0/30.0
• ARV discount +8.7/15.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great tenant occupied investment property, professionally managed by local property management company. Can be purchased with package of 4 other rental homes. Welcome to this charming 3-bedroom, 1-bath home offering comfort, convenience, and great curb appeal with low-maintenance vinyl siding. Inside, you’ll find a functional layout with inviting living spaces and three well-sized bedrooms, perfect for family, guests, or a home office. The full bathroom is centrally located for easy access, and the home provides a comfortable flow for everyday living. A one-car garage adds valuable storage and parking space, while the manageable yard offers room to enjoy outdoor living without extensive upkeep. Whether you're a first-time buyer, downsizing, or looking to invest, this home is a wonderful opportunity you won’t want to miss. Can be bought as a package with MLS#: 2603116, 2603114, 2603159, 2603169, 2603210

Key facts

• 0.23 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.8% below list).
• Recommended offer: $130k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Warrensburg — 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 74/100 on livability (#71 in MO, #4,801 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D+, commute F.
• Warrensburg R-VI (town): math 30% / reading 45% proficiency, ranked #184 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $129,540 (23.8% 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 110 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $174,795
• List price: $170,000
• Delta: -2.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.51×
• Total profit: $-23,320
• Equity at exit: $25,348

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $564
• Equity at exit: $14,698

Cash invested: $47,600 (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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$891
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-11

Break-even live

Break-even rent $1,309

Max offer price $168,117

Occupancy floor 96%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Meadowbrook Warrensburg, MO	1.0–3.0	1.0–2.5	826	$1,299	$1.57	43d	3	0.53mi
605 Meadowbrook Apt 304 Warrensburg, MO	2.0	2.0	960	$1,200	$1.25	43d	1	0.55mi
916 E Market St Unit 9A Warrensburg, MO	2.0	1.0	1000	$950	$0.95	43d	1	0.67mi
317 Franklin St Unit C-205 Warrensburg, MO	2.0	1.0	730	$865	$1.18	43d	1	0.86mi
309 Broad St Warrensburg, MO	3.0	1.0	1032	$1,400	$1.36	43d	1	0.91mi
1506 Coventry Ct Unit B Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.33mi
1508 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.38mi
1504 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.38mi

Listing history 18 events

1. 2026-06-15
   days on market $170,000 Active 110 DOM
2. 2026-06-14
   days on market $170,000 Active 108 DOM
3. 2026-06-12
   days on market $170,000 Active 107 DOM
4. 2026-06-09
   days on market $170,000 Active 104 DOM
5. 2026-06-08
   days on market $170,000 Active 103 DOM
6. 2026-06-07
   days on market $170,000 Active 102 DOM
7. 2026-06-03
   days on market $170,000 Active 98 DOM
8. 2026-06-02
   days on market $170,000 Active 97 DOM
9. 2026-06-01
   days on market $170,000 Active 96 DOM
10. 2026-05-31
    days on market $170,000 Active 95 DOM
11. 2026-05-30
    days on market $170,000 Active 94 DOM
12. 2026-02-26
    listed $170,000 Active 927-char remark

    Show marketing remark (927 chars)

    Great tenant occupied investment property, professionally managed by local property management company. Can be purchased with package of 4 other rental homes. Welcome to this charming 3-bedroom, 1-bath home offering comfort, convenience, and great curb appeal with low-maintenance vinyl siding. Inside, you’ll find a functional layout with inviting living spaces and three well-sized bedrooms, perfect for family, guests, or a home office. The full bathroom is centrally located for easy access, and the home provides a comfortable flow for everyday living. A one-car garage adds valuable storage and parking space, while the manageable yard offers room to enjoy outdoor living without extensive upkeep. Whether you're a first-time buyer, downsizing, or looking to invest, this home is a wonderful opportunity you won’t want to miss. Can be bought as a package with MLS#: 2603116, 2603114, 2603159, 2603169, 2603210

13. 2026-02-21
    historical $170,000 927-char remark

    Show marketing remark (927 chars)

    Great tenant occupied investment property, professionally managed by local property management company. Can be purchased with package of 4 other rental homes. Welcome to this charming 3-bedroom, 1-bath home offering comfort, convenience, and great curb appeal with low-maintenance vinyl siding. Inside, you’ll find a functional layout with inviting living spaces and three well-sized bedrooms, perfect for family, guests, or a home office. The full bathroom is centrally located for easy access, and the home provides a comfortable flow for everyday living. A one-car garage adds valuable storage and parking space, while the manageable yard offers room to enjoy outdoor living without extensive upkeep. Whether you're a first-time buyer, downsizing, or looking to invest, this home is a wonderful opportunity you won’t want to miss. Can be bought as a package with MLS#: 2603116, 2603114, 2603159, 2603169, 2603210

14. 2023-08-21
    historical
15. 2023-07-31
    listed $179,000 Active
16. 2022-01-04
    soldstatus
17. 2011-04-01
    soldstatus
18. 1968-06-01
    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: $860 · $72/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$789/yr (+$66/mo · 91.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $15,545
• − Mortgage interest: −$9,523
• − Property taxes: −$860
• − Insurance: −$850
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,945
• Taxable loss: −$3,121
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $621/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: Warrensburg R-VI
• NCES district ID: 2931020
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $43,760
• Composite: 31.77/100
• National rank: #5895
• State rank: #184 of 324 in MO

Livability — Warrensburg

• Score: 74/100
• State rank: #71
• US rank: #4801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, MO
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, 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

-5.0% since first listed

7 events — show timeline

• 2026-02-26 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Coming Soon $170,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-07-31 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-04 Sold (Public Records) — Public Records
• 2011-04-01 Sold (Public Records) — Public Records
• 1968-06-01 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $860 · +9.7% YoY. Source: county tax records.