752 Fox Trl · Warsaw, MO 65355

$91,960

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 32 Days on market

Built 2000 Fair condition 7,840 sqft lot Est $164k · 44% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

2-bedroom, 1 bath ranch home in town, needs a little tlc but would make a great starter home or for a small family. Great location in nice neighborhood, close to downtown and historic district. This property is listed on the MyNextBid auction site and ready for bids. All offers must be submitted through this link: https://mynextbid.com/property/2877/752-Fox-Trail-Warsaw-MO-65355 Auction Ends: Tuesday, May 26th

Key facts

• 7,840 sq ft lot
• Garage
• Built 2000

Property features AI

Exterior

• Parking: Attached garage with 1 covered parking space (1 total parking space)
• Home design: Single-family residence
• Exterior features: Lot of approximately 0.18 acres (about 7,840.8 square feet); Directions: Main Street to Elm, left to Fox Trail; Subdivision: City Of Warsaw Benton

Interior

• Bathrooms: 1 full bathroom
• Interior features: 1,008 square feet of finished living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% in Warsaw — 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 63/100 on livability (#332 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 274 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($636 loan paydown + $5k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,201 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $164,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Polk St	0.57mi	2/1.0	984 (-2%)	13mo	$160,000	$163	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.22×
• Total profit: $31,418
• Equity at exit: $54,646

10-year hold

• IRR: 18.6%
• Equity multiple: 4.39×
• Total profit: $87,203
• Equity at exit: $96,477

Cash invested: $25,749 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 274
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,379/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $123

Break-even live

Break-even rent $804

Max offer price $91,960

Occupancy floor 82%

Sensitivity live

Price	-10% $186	-5% $155	+0% $123	+5% $91	+10% $59
Rent	-10% $47	-5% $85	+0% $123	+5% $161	+10% $199
Rate	-1.0pp $169	-0.5pp $146	base $123	+0.5pp $99	+1.0pp $75

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: $22,990
• Closing costs: $2,759
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31641 Highline Dr Warsaw, MO	2.0	1.0	760	$960	$1.26	44d	1	1.32mi

Listing history 17 events

1. 2026-06-21
   days on market $91,960 Active 32 DOM
2. 2026-06-18
   days on market $91,960 Active 30 DOM
3. 2026-06-17
   days on market $91,960 Active 29 DOM
4. 2026-06-16
   days on market $91,960 Active 28 DOM
5. 2026-06-15
   days on market $91,960 Active 27 DOM
6. 2026-06-13
   days on market $91,960 Active 25 DOM
7. 2026-06-12
   days on market $91,960 Active 24 DOM
8. 2026-06-09
   days on market $91,960 Active 21 DOM
9. 2026-06-08
   days on market $91,960 Active 20 DOM
10. 2026-06-07
    days on market $91,960 Active 19 DOM
11. 2026-06-07
    days on market $91,960 Active 18 DOM
12. 2026-06-04
    days on market $91,960 Active 15 DOM
13. 2026-06-02
    days on market $91,960 Active 14 DOM
14. 2026-06-01
    days on market $91,960 Active 13 DOM
15. 2026-05-31
    days on market $91,960 Active 12 DOM
16. 2026-05-31
    days on market $91,960 Active 11 DOM
17. 2026-05-19
    listed $91,960 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,520
• − Mortgage interest: −$5,151
• − Property taxes: −$1,379
• − Insurance: −$460
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,675
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,472/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 · 24 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath ranch home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, which need new appliances and fixtures. Painting the interior walls and updating the HVAC system would also significantly enhance the home's appeal.

Repairs flagged

• Major kitchen appliances — Older and worn
• Major bathroom fixtures — Outdated and worn
• Moderate HVAC system — Older and may need maintenance

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modernizes the kitchen and improves functionality
• Both Upgrade bathroom fixtures — Enhances the bathroom's functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Older and worn	Major	$15,000–50,000
bathroom fixtures · Outdated and worn	Major	$15,000–50,000
HVAC system · Older and may need maintenance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modernizes the kitchen and improves functionality ↑
• Both Upgrade bathroom fixtures — Enhances the bathroom's functionality and aesthetics ↑

ⓘ 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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — Warsaw

• Score: 63/100
• State rank: #332
• US rank: #15201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warsaw, MO
• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

1 event — show timeline

• 2026-05-19 Listed $91,960 WCAR