606 Promenade St · Moberly, MO 65270

$112,500

3 bd · 1.5 ba · 1,207 sqft · SingleFamily public records · 74 Days on market

Built 1880 6,000 sqft lot $93/sqft · at area comps Est $129k · 13% under

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Why this score? — see what drove the C+ 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 +25.1/30.0
• ARV discount +13.2/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• 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

Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

Key facts

• 6,000 sq ft lot
• Garage
• Built 1880

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $778 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $112k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 1.05% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (median comp): $128,849
• List price: $112,500
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 E Carpenter St	0.12mi	2/1.0 (-1)	1,148 (-5%)	5mo	$105,000	$91	75
517 S Clark St	0.41mi	3/2.0	1,229 (+2%)	6mo	$209,900	$171	70
717 E Logan St	0.29mi	2/1.0 (-1)	1,158 (-4%)	4mo	$149,900	$129	69
408 Monroe Ave	0.20mi	3/2.0	1,332 (+10%)	6mo	$115,000	$86	66
707 S 5th St	0.59mi	3/2.0	1,150 (-5%)	2mo	$179,900	$156	61
718 E Logan St	0.26mi	2/2.0 (-1)	1,323 (+10%)	6mo	$149,500	$113	59
407 Epperson St	0.70mi	3/2.0	1,239 (+3%)	5mo	$190,000	$153	57
409 Barrow St	0.60mi	3/1.0	1,309 (+8%)	3mo	$29,000	$22	53
622 Meadowbrook Cir	0.68mi	3/2.0	1,320 (+9%)	1mo	$179,900	$136	50
612 S 4th St	0.50mi	2/1.0 (-1)	1,066 (-12%)	1mo	$35,000	$33	49
321 Farror St	0.65mi	2/1.0 (-1)	1,294 (+7%)	3mo	$135,000	$104	48
712 Farror St	0.67mi	2/1.0 (-1)	1,118 (-7%)	3mo	$135,000	$121	47

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,440
• Equity at exit: $16,774

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $18,091
• Equity at exit: $9,727

Cash invested: $31,500 (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 65270

• Home prices YoY: -30.6%
• Active inventory: 134
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $249

Break-even live

Break-even rent $861

Max offer price $112,500

Occupancy floor 74%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Cockrell Dr Moberly, MO	2.0	2.0	1150	$1,090	$0.95	43d	1	0.55mi
507 Eagle St Unit 507 Moberly, MO	3.0	2.0	1142	$1,350	$1.18	43d	1	1.12mi

Listing history 26 events

1. 2026-06-18
   days on market $112,500 Active 74 DOM
2. 2026-06-17
   pricedays on market $112,500 Active 73 DOM
3. 2026-06-16
   days on market $114,900 Active 72 DOM
4. 2026-06-15
   days on market $114,900 Active 71 DOM
5. 2026-06-13
   days on market $114,900 Active 69 DOM
6. 2026-06-12
   days on market $114,900 Active 68 DOM
7. 2026-06-09
   days on market $114,900 Active 65 DOM
8. 2026-06-08
   days on market $114,900 Active 64 DOM
9. 2026-06-07
   days on market $114,900 Active 63 DOM
10. 2026-06-07
    days on market $114,900 Active 62 DOM
11. 2026-06-04
    days on market $114,900 Active 59 DOM
12. 2026-06-02
    days on market $114,900 Active 58 DOM
13. 2026-06-01
    days on market $114,900 Active 57 DOM
14. 2026-05-31
    days on market $114,900 Active 56 DOM
15. 2026-05-18
    price $114,900 598-char remark

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

16. 2026-05-18
    price $114,900 598-char remark

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

17. 2026-05-18
    price $114,900

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

18. 2026-04-14
    status Active

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

19. 2026-04-14
    status Active 598-char remark

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

20. 2026-04-09
    status Pending
21. 2026-03-31
    listed $119,900 Active 598-char remark

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

22. 2026-03-31
    listed $119,900 Active 598-char remark

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

23. 2026-03-31
    listed $119,900 Active

    Show marketing remark (598 chars)

    Charming 2-bedroom, 2-bath home with almost 1,400 square feet of living space. This property offers spacious rooms with tall ceilings and a huge kitchen with ample space for cooking and gathering - an uncommon feature at this price point. Kitchen appliances are included. The layout provides flexibility for a variety of living needs, with great potential to add your own personal touch. Situated on manageable lot and conveniently located near local amenities, shopping, and schools. Perfect for first-time buyers, downsizers, or investors looking for value and opportunity. City Occupancy passed.

24. 1990-06-22
    soldstatus $40,000
25. 1985-05-10
    soldstatus
26. 1985-01-17
    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: $521 · $43/mo
• Projected year-2 tax: $1,091 · $91/mo
• Expected delta: +$571/yr (+$48/mo · 109.6%)

ⓘ 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 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: $14,108
• − Mortgage interest: −$6,302
• − Property taxes: −$521
• − Insurance: −$562
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,273
• Taxable income: $1,193
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,697/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

+187.2% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $114,900 NECAR
• 2026-05-18 Price Changed $114,900 RCBR
• 2026-05-18 Price Changed $114,900 CBORMLS
• 2026-04-14 Relisted — CBORMLS
• 2026-04-14 Relisted — RCBR
• 2026-04-09 Pending — CBORMLS
• 2026-03-31 Listed $119,900 CBORMLS
• 2026-03-31 Listed $119,900 RCBR
• 2026-03-31 Listed $119,900 NECAR
• 1990-06-22 Sold (Public Records) $40,000 Public Records
• 1985-05-10 Sold (Public Records) — Public Records
• 1985-01-17 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $521 · +9.8% YoY. Source: county tax records.