305 S Mitchell St · Warrensburg, MO 64093

$162,500

3 bd · 1.5 ba · 1,365 sqft · Other public records · 14 Days on market

Built 1955 8,190 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE RAISED RANCH W/ BEAUTIFUL BACKYARD. LARGE LIVING ROOM, EAT-IN KITCHEN. NICE LARGE FOYER. FRONT BEDROOM IS USED AS AN OFFICE. SHED IN BACKYARD. SIDING. STORM SHELTER IN BASEMENT BENEATH FRONT PORCH. HALF BATH IN BASEMENT. DAUGHTER REPORTS NEW FURNACE 09 W/ HARDLY ANY USE. ROOF APPROX. APPROX. 5-6 YRS.

Key facts

• Pickleball courts
• Community center
• Unfinished basement

Tags

• LOCATED CLOSE TO SCHOOLS
• COMMUNITY CENTER
• PICKLEBALL COURTS
• CITY OUTDOOR POOL
• PLENTY OF CABINET SPACE
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Basement parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Raised ranch floor plan; Residential property
• Construction: Metal siding; Composition roof
• Exterior features: City lot; Lot dimensions approximately 80 x 127; Public road maintenance; Not in flood plain

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen; Formal dining area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $162k.

Deal economics

• At list price, monthly cash flow is $26 ($312/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 $133k (18.3% below list).
• Recommended offer: $133k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Ridge View Elem. (462 students, 39% FRL); Warrensburg Middle (math 32% / reading 44%, grade F, #211 of 391 statewide, top 55%, 722 students, 30% FRL); Warrensburg High (math 24% / reading 60%, grade F, #218 of 521 statewide, top 45%, 992 students, 25% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 273 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $132,761 (18.3% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-19,622
• Equity at exit: $24,229

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $7,439
• Equity at exit: $14,050

Cash invested: $45,500 (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: 273
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$852
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $26

Break-even live

Break-even rent $1,295

Max offer price $162,500

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $72	+0% $26	+5% $-20	+10% $-66
Rent	-10% $-79	-5% $-26	+0% $26	+5% $78	+10% $131
Rate	-1.0pp $108	-0.5pp $67	base $26	+0.5pp $-16	+1.0pp $-59

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Broad St Warrensburg, MO	3.0	1.5	1500	$1,100	$0.73	45d	1	0.24mi
416 Grover St Warrensburg, MO	4.0	3.0	1550	$1,500	$0.97	45d	1	0.35mi
309 Broad St Warrensburg, MO	3.0	1.0	1032	$1,400	$1.36	45d	1	0.49mi
219 Grover St Unit A Warrensburg, MO	2.0	1.5	1250	$1,100	$0.88	45d	1	0.56mi
605 Meadowbrook Apt 304 Warrensburg, MO	2.0	2.0	960	$1,200	$1.25	45d	1	0.62mi
801 Meadowbrook Warrensburg, MO	1.0–3.0	1.0–2.5	826	$1,299	$1.57	45d	3	0.63mi
208 S Washington St Unit A Warrensburg, MO	2.0	1.0	1800	$800	$0.44	45d	1	0.93mi
916 E Market St Unit 9A Warrensburg, MO	2.0	1.0	1000	$950	$0.95	45d	1	0.93mi
1506 Coventry Ct Unit B Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	45d	1	1.22mi
1510 Coventry Ct Unit B Warrensburg, MO	3.0	2.0	1200	$1,495	$1.25	45d	1	1.22mi
1508 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	45d	1	1.25mi
1504 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	45d	1	1.25mi
1006 Foxridge Dr Warrensburg, MO	3.0	2.0	1250	$1,400	$1.12	45d	1	1.30mi
502 S Main St Warrensburg, MO	2.0–4.0	1.0–2.0	942	$1,185	$1.26	45d	18	1.33mi
502 W Clark St Unit 1 Warrensburg, MO	2.0	1.0	900	$825	$0.92	45d	1	1.35mi
124 N Main St Unit A Warrensburg, MO	3.0	2.0	1300	$1,300	$1.00	45d	1	1.35mi
511 N Main St Unit B Warrensburg, MO	3.0	1.0	1073	$1,200	$1.12	45d	1	1.41mi
1096 Pebblecreek Dr Apt A Warrensburg, MO	3.0	2.0	1149	$1,495	$1.30	45d	1	1.43mi
1504 Park Ave Apt A Warrensburg, MO	3.0	2.0	1500	$1,595	$1.06	45d	1	1.46mi
1506 Park Ave Unit B Warrensburg, MO	3.0	2.0	1200	$1,495	$1.25	45d	1	1.47mi
1510 Park Ave Unit A Warrensburg, MO	3.0	2.0	1200	$1,495	$1.25	45d	1	1.48mi

Listing history 11 events

1. 2026-06-22
   days on market $162,500 Active 14 DOM
2. 2026-06-21
   days on market $162,500 Active 13 DOM
3. 2026-06-19
   days on market $162,500 Active 11 DOM
4. 2026-06-18
   days on market $162,500 Active 10 DOM
5. 2026-06-17
   days on market $162,500 Active 9 DOM
6. 2026-06-16
   days on market $162,500 Active 8 DOM
7. 2026-06-15
   days on market $162,500 Active 7 DOM
8. 2026-06-14
   days on market $162,500 Active 5 DOM
9. 2026-06-12
   days on market $162,500 Active 4 DOM
10. 2026-06-09
    remarks 695-char remark
11. 2026-06-09
    listed $162,500 Active 1 DOM

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$341/yr (+$28/mo · 27.6%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,931
• − Mortgage interest: −$9,103
• − Property taxes: −$1,236
• − Insurance: −$812
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,727
• Taxable loss: −$2,496
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $911/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

+85.7% since first listed

5 events — show timeline

• 2026-06-08 Listed $162,500 Heartland MLS as Distributed by MLS Grid
• 2010-12-01 Sold (Public Records) — Public Records
• 2010-08-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-08-01 Sold (Public Records) — Public Records
• 2010-06-21 Listed $87,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,236 · +1.6% YoY. Source: county tax records.