523 Morehead St · Moberly, MO 65270

$95,000

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 19 Days on market

Built 1925 0.31 ac lot Est $164k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

Key facts

• Living room
• Bonus room
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LIVING ROOM
• LAUNDRY WITH UTILITY SINK
• STEP-IN SHOWER
• BONUS ROOM
• PLENTY OF CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $95k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $164,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Bertley St	0.07mi	3/1.0	1,428 (-2%)	11mo	$65,000	$46	81
330 Morehead St	0.16mi	2/1.0 (-1)	1,420 (-2%)	1mo	$50,000	$35	78
529 Jefferson Ave	0.06mi	3/2.0	1,302 (-10%)	9mo	$185,000	$142	73
1205 Bertley St	0.09mi	3/2.0	1,251 (-14%)	2mo	$179,900	$144	71
1203 Stonebridge Ln	0.40mi	3/2.0	1,406 (-3%)	10mo	$262,500	$187	68
621 Grand Ave	0.36mi	3/2.0	1,587 (+9%)	0mo	$180,000	$113	68
1101 Stonebridge Ln	0.39mi	3/2.0	1,335 (-8%)	5mo	$239,400	$179	64
720 ST Charles St	0.29mi	4/2.0 (+1)	1,592 (+10%)	8mo	$215,000	$135	59
531 Farror St	0.64mi	4/1.5 (+1)	1,536 (+6%)	6mo	$165,000	$107	48
601 Taylor St	0.58mi	3/1.5	1,296 (-11%)	7mo	$115,000	$89	47
409 Barrow St	0.70mi	3/1.0	1,309 (-10%)	3mo	$29,000	$22	44
321 Farror St	0.67mi	2/1.0 (-1)	1,294 (-11%)	3mo	$135,000	$104	39

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $17,894
• Equity at exit: $14,165

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $58,387
• Equity at exit: $8,214

Cash invested: $26,600 (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 65270

• Home prices YoY: -30.6%
• Active inventory: 134
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $523

Break-even live

Break-even rent $744

Max offer price $95,000

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-12
   statusdays on marketlisting id $95,000 Pending 19 DOM
2. 2026-06-09
   days on market $95,000 Active 18 DOM
3. 2026-06-08
   days on market $95,000 Active 17 DOM
4. 2026-06-07
   days on market $95,000 Active 16 DOM
5. 2026-06-07
   days on market $95,000 Active 15 DOM
6. 2026-06-04
   days on market $95,000 Active 12 DOM
7. 2026-06-02
   days on market $95,000 Active 11 DOM
8. 2026-06-01
   days on market $95,000 Active 10 DOM
9. 2026-05-31
   days on market $95,000 Active 9 DOM
10. 2026-05-12
    status Active 781-char remark

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

11. 2026-05-12
    price $95,000 781-char remark

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

12. 2026-03-31
    status Active

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

13. 2026-03-31
    status Active 781-char remark

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

14. 2026-03-23
    status Pending
15. 2026-02-23
    price $114,900 781-char remark

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

16. 2026-02-23
    price $114,900

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

17. 2025-09-12
    listed $124,900 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

18. 2025-09-12
    listed $124,900 Active

    Show marketing remark (781 chars)

    Spacious & Versatile 2 - 4 BR, 1 BA, 2-Car Detached Garage - Situated on Huge Lot. Main Level has an Eat-in Kitchen, Living Room, Laundry with Utility Sink & Bathroom with Step-in Shower. One of the Main Floor Bedrooms Could Serve as an Office or Den. Bonus Room upstairs provides the Perfect Space for a 4th BR, Easily Accommodating 2-3 Children, or used as a Playroom, Hobby Space, or Extra Living Area. The Home is Handicap Accessible & includes Plenty of Closet Space Throughout. Outdoor Living is a Highlight w/ Large Deck that is Partially Covered & Complete w/ Ramp for Easy Access. A Covered Front Porch adds More Charm. Extra Off-Street Parking makes it Convenient for Guests or Multiple Vehicles. Quick access to Hwy 63. Cash or Conventional Only.

19. 2025-02-24
    listed $125,000 Active
20. 2025-02-24
    listed $125,000 Active
21. 2024-12-09
    price $120,000
22. 2024-12-09
    price $120,000
23. 2024-09-04
    status Active
24. 2024-09-04
    status Active
25. 2024-08-06
    historical
26. 2024-07-15
    listed $135,000 Active
27. 2024-07-15
    listed $135,000 Active
28. 2003-01-17
    soldstatus $27,000
29. 1980-08-08
    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: $599 · $50/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$323/yr (+$27/mo · 53.9%)

ⓘ 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 ≥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: $16,871
• − Mortgage interest: −$5,321
• − Property taxes: −$599
• − Insurance: −$475
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,764
• Taxable income: $5,013
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $5,073/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

+251.9% since first listed

20 events — show timeline

• 2026-05-12 Relisted — RCBR
• 2026-05-12 Price Changed $95,000 RCBR
• 2026-03-31 Relisted — CBORMLS
• 2026-03-31 Relisted — RCBR
• 2026-03-23 Pending — CBORMLS
• 2026-02-23 Price Changed $114,900 RCBR
• 2026-02-23 Price Changed $114,900 CBORMLS
• 2025-09-12 Listed $124,900 RCBR
• 2025-09-12 Listed $124,900 CBORMLS
• 2025-02-24 Listed $125,000 CBORMLS
• 2025-02-24 Listed $125,000 RCBR
• 2024-12-09 Price Changed $120,000 RCBR
• 2024-12-09 Price Changed $120,000 CBORMLS
• 2024-09-04 Relisted — RCBR
• 2024-09-04 Relisted — CBORMLS
• 2024-08-06 Delisted — CBORMLS
• 2024-07-15 Listed $135,000 RCBR
• 2024-07-15 Listed $135,000 CBORMLS
• 2003-01-17 Sold (Public Records) $27,000 Public Records
• 1980-08-08 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $599 · +15.8% YoY. Source: county tax records.