537 Hagood St · Moberly, MO 65270

$42,500

2 bd · 1.0 ba · 859 sqft · SingleFamily public records · 1 Days on market

Built 1925 6,625 sqft lot

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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 +7.5/15.0
• 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

With good bones and plenty of potential, this property would make a great fix-and-flip opportunity or an addition to your rental portfolio. Being sold AS-IS condition, much of the demolition work has been completed. Vacant approximately 6 years (but heated during the winter months). Covered front porch & covered back deck. Lots of building supplies will stay: kitchen cabinets, doors, bathroom vanity & dishwasher. The home has one gas wall heater located in the center of the house & one window A/C unit. The roof and gutters are approximately 5 years old, and the property is serviced by a fuse box. Nice deep lot with all in back.

Key facts

• Covered front porch
• Covered back deck
• Window a/c unit

Tags

• COVERED FRONT PORCH
• COVERED BACK DECK
• BUILDING SUPPLIES WILL STAY
• GAS WALL HEATER
• WINDOW A/C UNIT
• ROOF AND GUTTERS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof; Crawl space basement
• Exterior features: Deck

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Dishwasher; Ceiling fan(s); Window unit(s) cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 25.5% 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 $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $8k; list at $42k implies a 467% 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 $42,500

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: 2.82% ✓
• Cap rate: 25.53%
• Cash-on-cash: 68.70%
• DSCR: 4.06
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $106,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Buchanan St	0.67mi	2/1.0	864 (+1%)	2mo	$92,500	$107	66
883 W Coates St	0.35mi	2/1.0	836 (-3%)	21mo	$42,500	$51	62
1007 Myra St	0.29mi	2/1.0	950 (+11%)	11mo	$145,000	$153	60
126 Bedford St	0.47mi	2/1.0	924 (+8%)	11mo	$115,000	$124	56
1100 Quinn St	0.44mi	2/1.0	928 (+8%)	13mo	$45,000	$48	56
1029 Concannon St	0.33mi	3/2.0 (+1)	960 (+12%)	2mo	$165,000	$172	55
1123 Concannon St	0.40mi	3/1.0 (+1)	968 (+13%)	1mo	$148,000	$153	55
218 S Ault St	0.74mi	2/1.0	858 (-0%)	16mo	$110,000	$128	52
319 S 6th St	0.55mi	2/1.0	966 (+12%)	7mo	$89,900	$93	48
119 Hinkley St	0.59mi	3/1.0 (+1)	810 (-6%)	17mo	$69,500	$86	44
401 Fulton Ave	0.74mi	3/1.0 (+1)	974 (+13%)	2mo	$169,900	$174	36
209 Jefferson Ave	0.72mi	2/1.0	748 (-13%)	13mo	$25,000	$33	34

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: 68.1%
• Equity multiple: 4.07×
• Total profit: $36,502
• Equity at exit: $6,337

10-year hold

• IRR: 72.3%
• Equity multiple: 8.37×
• Total profit: $87,655
• Equity at exit: $3,675

Cash invested: $11,900 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $681

Break-even live

Break-even rent $335

Max offer price $42,500

Occupancy floor 38%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   remarks 643-char remark
2. 2026-06-17
   days on marketlisting id $42,500 Active 1 DOM
3. 2026-06-16
   days on market $42,500 Active 4 DOM
4. 2026-06-15
   days on market $42,500 Active 3 DOM
5. 2026-06-13
   remarks 641-char remark
6. 2026-06-13
   listed $42,500 Active 1 DOM

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$126/yr (+$10/mo · 43.8%)

ⓘ 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 ≥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: $14,365
• − Mortgage interest: −$2,381
• − Property taxes: −$287
• − Insurance: −$212
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$1,236
• Taxable income: $7,951
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $6,267/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

+466.7% since first listed

3 events — show timeline

• 2026-06-12 Listed $42,500 RCBR
• 2026-06-12 Listed $42,500 NECAR
• 1992-10-07 Sold (Public Records) $7,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $287 · +12.2% YoY. Source: county tax records.