512 N Grand Ave · Sedalia, MO 65301

$120,000

2 bd · 1.0 ba · 1,106 sqft · Other public records · 40 Days on market

Built 1900

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will only accept CASH offers. Selling As IS. Home is a 2 Bedroom, 1 bath home. This home sits on a great lot, that backs up to the Hubbard Park.

Key facts

• Built 1900
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $100k (16.8% below list).
• Recommended offer: $100k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,849 (16.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-13,821
• Equity at exit: $17,892

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,972
• Equity at exit: $10,375

Cash invested: $33,600 (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: 220
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $89

Break-even live

Break-even rent $885

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $157	-5% $123	+0% $89	+5% $-82	+10% $-123
Rent	-10% $10	-5% $50	+0% $89	+5% $129	+10% $168
Rate	-1.0pp $150	-0.5pp $120	base $89	+0.5pp $58	+1.0pp $27

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 W 10th St Sedalia, MO	1.0	1.0	750	$815	$1.09	44d	1	1.19mi

Listing history 21 events

1. 2026-06-21
   days on market $120,000 Active 40 DOM
2. 2026-06-19
   days on market $120,000 Active 38 DOM
3. 2026-06-18
   days on market $120,000 Active 37 DOM
4. 2026-06-17
   days on market $120,000 Active 36 DOM
5. 2026-06-16
   days on market $120,000 Active 35 DOM
6. 2026-06-15
   days on market $120,000 Active 34 DOM
7. 2026-06-14
   days on market $120,000 Active 32 DOM
8. 2026-06-12
   days on market $120,000 Active 31 DOM
9. 2026-06-09
   days on market $120,000 Active 28 DOM
10. 2026-06-08
    days on market $120,000 Active 27 DOM
11. 2026-06-07
    days on market $120,000 Active 26 DOM
12. 2026-06-05
    days on market $120,000 Active 23 DOM
13. 2026-06-03
    days on market $120,000 Active 22 DOM
14. 2026-06-02
    days on market $120,000 Active 21 DOM
15. 2026-06-01
    days on market $120,000 Active 20 DOM
16. 2026-05-31
    days on market $120,000 Active 19 DOM
17. 2026-05-30
    days on market $120,000 Active 18 DOM
18. 2026-05-12
    listed $120,000 Active 65-char remark
19. 2023-06-05
    soldstatus
20. 2023-06-02
    soldstatus Closed 151-char remark

    Show marketing remark (151 chars)

    Seller will only accept CASH offers. Selling As IS. Home is a 2 Bedroom, 1 bath home. This home sits on a great lot, that backs up to the Hubbard Park.

21. 2023-05-18
    listed $39,000 Active 151-char remark

    Show marketing remark (151 chars)

    Seller will only accept CASH offers. Selling As IS. Home is a 2 Bedroom, 1 bath home. This home sits on a great lot, that backs up to the Hubbard Park.

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$922/yr (+$77/mo · 380.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,982
• − Mortgage interest: −$6,722
• − Property taxes: −$242
• − Insurance: −$600
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,491
• Taxable loss: −$990
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $1,310/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: 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

• Census place: Sedalia, MO
• 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

+207.7% since first listed

4 events — show timeline

• 2026-05-12 Listed $120,000 FSBO.com
• 2023-06-05 Sold (Public Records) — Public Records
• 2023-06-02 Sold (MLS) — WCAR
• 2023-05-18 Listed $39,000 WCAR

Property tax history

+1.3%/yr

Latest (2025): $242 · +4.7% YoY. Source: county tax records.