1213 A Elm Blvd · Sedalia, MO 65301

$115,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily · 85 Days on market

Built 1979 Fair condition 3,250 sqft lot $111/sqft · 45% below area Est $210k · 45% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

Key facts

• Off street parking
• Full basement
• Brand new stove

Tags

• STONE FIREPLACE
• BRAND NEW STOVE
• FULL BASEMENT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $9 ($113/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 $102k (11.5% below list).
• Recommended offer: $102k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 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 $795 of loan paydown is wiped out by about $3k 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 85 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $101,788 (11.5% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $209,575
• List price: $115,000
• Delta: -45.13%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-18,022
• Equity at exit: $17,147

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-14,861
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $9

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $49	+0% $9	+5% $-30	+10% $-70
Rent	-10% $-71	-5% $-31	+0% $9	+5% $50	+10% $90
Rate	-1.0pp $67	-0.5pp $39	base $9	+0.5pp $-20	+1.0pp $-51

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $115,000 Active 85 DOM
2. 2026-06-18
   days on market $115,000 Active 84 DOM
3. 2026-06-17
   days on market $115,000 Active 83 DOM
4. 2026-06-16
   days on market $115,000 Active 82 DOM
5. 2026-06-15
   days on market $115,000 Active 81 DOM
6. 2026-06-14
   days on market $115,000 Active 79 DOM
7. 2026-06-12
   days on market $115,000 Active 78 DOM
8. 2026-06-09
   days on market $115,000 Active 75 DOM
9. 2026-06-08
   days on market $115,000 Active 74 DOM
10. 2026-06-07
    days on market $115,000 Active 73 DOM
11. 2026-06-05
    days on market $115,000 Active 70 DOM
12. 2026-06-03
    days on market $115,000 Active 69 DOM
13. 2026-06-02
    days on market $115,000 Active 68 DOM
14. 2026-06-01
    days on market $115,000 Active 67 DOM
15. 2026-05-31
    days on market $115,000 Active 66 DOM
16. 2026-05-30
    days on market $115,000 Active 65 DOM
17. 2026-04-18
    status Active 479-char remark

    Show marketing remark (479 chars)

    Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

18. 2025-12-29
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

19. 2025-12-27
    status Active 479-char remark

    Show marketing remark (479 chars)

    Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

20. 2025-11-26
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

21. 2025-11-05
    listed $115,000 Active 479-char remark

    Show marketing remark (479 chars)

    Buyer financing fell through! Easy living awaits in this inviting 2-bedroom, 1-bath home. Relax in the spacious living room featuring a stone fireplace, or whip up meals in the kitchen equipped with a brand-new stove. Both bedrooms offer plenty of space and versatility. Need extra room? The full basement has you covered with abundant storage potential. With two off-street parking spaces included, this home combines comfort and function, and is ready for you to move right in!

22. 2025-11-04
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,215
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,345
• Taxable loss: −$1,827
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $551/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the exterior, flooring, and landscaping.

Repairs flagged

• Major deck — Severe damage and rot
• Major siding — Worn and peeling
• Major subfloor — Exposed and damaged

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and durability
• Both Replace deck and siding — Significant structural and aesthetic improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · Severe damage and rot	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
subfloor · Exposed and damaged	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and durability ↑
• Both Replace deck and siding — Significant structural and aesthetic improvement ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+9.5% since first listed

6 events — show timeline

• 2026-04-18 Relisted — WCAR
• 2025-12-29 Pending — WCAR
• 2025-12-27 Relisted — WCAR
• 2025-11-26 Pending — WCAR
• 2025-11-05 Listed $115,000 WCAR
• 2025-11-04 Listed $105,000 WCAR