710 W Rollins St · Moberly, MO 65270

$90,000

5 bd · 3.0 ba · 3,196 sqft · SingleFamily public records · 904 Days on market

Built 1915 4,968 sqft lot Est $90k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rent $1400 per month

Key facts

• 4,968 sq ft lot
• Built 1915
• Listed 904 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.5% in Moberly — 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 77/100 on livability (#32 in MO, #3,045 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Moberly (town): math 30% / reading 36% proficiency, ranked #246 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 904 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 904 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.58% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $89,513
• List price: $90,000
• Delta: 0.54%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Gilman St	0.51mi	4/2.5 (-1)	3,461 (+8%)	11mo	$400,000	$116	46
817 Gilman St	0.46mi	4/2.5 (-1)	2,774 (-13%)	6mo	$329,900	$119	44
1125 Fisk Ave	0.47mi	4/3.0 (-1)	2,744 (-14%)	10mo	$240,000	$87	42

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: 19.9%
• Equity multiple: 1.81×
• Total profit: $20,453
• Equity at exit: $13,419

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $62,898
• Equity at exit: $7,782

Cash invested: $25,200 (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 65270

• Home prices YoY: -30.6%
• Active inventory: 136
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $550

Break-even live

Break-even rent $723

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $601	-5% $576	+0% $550	+5% $525	+10% $499
Rent	-10% $438	-5% $494	+0% $550	+5% $606	+10% $662
Rate	-1.0pp $596	-0.5pp $573	base $550	+0.5pp $527	+1.0pp $503

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $90,000 Active 904 DOM
2. 2026-06-18
   days on market $90,000 Active 902 DOM
3. 2026-06-17
   days on market $90,000 Active 901 DOM
4. 2026-06-16
   days on market $90,000 Active 900 DOM
5. 2026-06-15
   days on market $90,000 Active 899 DOM
6. 2026-06-13
   days on market $90,000 Active 897 DOM
7. 2026-06-12
   days on market $90,000 Active 896 DOM
8. 2026-06-09
   days on market $90,000 Active 893 DOM
9. 2026-06-08
   days on market $90,000 Active 892 DOM
10. 2026-06-07
    days on market $90,000 Active 891 DOM
11. 2026-06-07
    days on market $90,000 Active 890 DOM
12. 2026-06-04
    days on market $90,000 Active 887 DOM
13. 2026-06-02
    days on market $90,000 Active 886 DOM
14. 2026-06-01
    days on market $90,000 Active 885 DOM
15. 2026-05-31
    days on market $90,000 Active 884 DOM
16. 2026-04-15
    status Pending 20-char remark

    Show marketing remark (20 chars)

    Rent $1400 per month

17. 2025-10-17
    status Active 20-char remark

    Show marketing remark (20 chars)

    Rent $1600 per month

18. 2025-08-22
    status Active 20-char remark

    Show marketing remark (20 chars)

    Rent $1400 per month

19. 2025-08-07
    historical 20-char remark

    Show marketing remark (20 chars)

    Rent $1600 per month

20. 2025-08-06
    status Active 20-char remark

    Show marketing remark (20 chars)

    Rent $1600 per month

21. 2024-06-13
    historical
22. 2023-10-13
    listed $90,000 Active

    Show marketing remark (20 chars)

    Rent $1600 per month

23. 2023-10-13
    listed $90,000 Active 20-char remark

    Show marketing remark (20 chars)

    Rent $1600 per month

24. 2023-10-10
    listed $90,000 Active 20-char remark

    Show marketing remark (20 chars)

    Rent $1400 per month

25. 2016-08-12
    listed $15,000
26. 2002-05-15
    soldstatus $50,000
27. 1990-12-20
    soldstatus
28. 1990-12-17
    soldstatus
29. 1990-01-09
    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: $744 · $62/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$129/yr (+$11/mo · 17.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $17,039
• − Mortgage interest: −$5,041
• − Property taxes: −$744
• − Insurance: −$450
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,618
• Taxable income: $5,459
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,293/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: Moberly
• NCES district ID: 2921100
• Math proficiency: 30% ▼ -1.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $36,160
• Composite: 27.35/100
• National rank: #6984
• State rank: #246 of 324 in MO

Livability — Moberly

• Score: 77/100
• State rank: #32
• US rank: #3045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moberly, MO
• Population (ZIP): 16,762

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.15%
• Current HPI: 199.9743
• 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

+80.0% since first listed

14 events — show timeline

• 2026-04-15 Pending — RCBR
• 2025-10-17 Relisted — CBORMLS
• 2025-08-22 Relisted — RCBR
• 2025-08-07 Delisted — CBORMLS
• 2025-08-06 Relisted — CBORMLS
• 2024-06-13 Delisted — RCBR
• 2023-10-13 Listed $90,000 HMMLS
• 2023-10-13 Listed $90,000 CBORMLS
• 2023-10-10 Listed $90,000 RCBR
• 2016-08-12 Listed $15,000 RCBR
• 2002-05-15 Sold (Public Records) $50,000 Public Records
• 1990-12-20 Sold (Public Records) — Public Records
• 1990-12-17 Sold (Public Records) — Public Records
• 1990-01-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $744 · +26.5% YoY. Source: county tax records.