27936 Sammons Ave · Warsaw, MO 65355

$109,000

3 bd · 1.0 ba · 912 sqft · SingleFamily · 60 Days on market

Built 1971 Fair condition 0.29 ac lot $120/sqft · 40% below area Est $181k · 40% under $5/mo HOA

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +7.7/10.0
• 1% rule +6.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy the best of lake-area living at 27936 Sammons Avenue in Warsaw, Missouri! This inviting property offers the perfect blend of comfort, functionality, and fun, featuring a spacious detached shop ideal for storage, hobbies, or a workshop. Step outside to a covered patio area—perfect for relaxing, entertaining, or unwinding after a day on the water. Even better, all lake toys are included, making this a true turnkey opportunity for anyone looking to dive right into the lake lifestyle. Whether you're searching for a full-time home, weekend getaway, or investment property, this one is ready for you to start making memories from day one.

Key facts

• Detached shop
• Covered patio
• Lake toys included

Tags

• DETACHED SHOP
• COVERED PATIO
• LAKE TOYS INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Lincoln R-II (rural): math 43% / reading 50% proficiency, ranked #91 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 259 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($754 loan paydown + $6k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $180,858
• List price: $109,000
• Delta: -39.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24425 Summers Loop N/A	0.35mi	3/2.0	1,000 (+10%)	23mo	$225,000	$225	45

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: 21.8%
• Equity multiple: 2.41×
• Total profit: $42,899
• Equity at exit: $64,772

10-year hold

• IRR: 21.1%
• Equity multiple: 4.79×
• Total profit: $115,589
• Equity at exit: $114,354

Cash invested: $30,520 (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: 259
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$5
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $234

Break-even live

Break-even rent $960

Max offer price $109,000

Occupancy floor 76%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 60 DOM
2. 2026-06-18
   price $109,000 Active 59 DOM
3. 2026-06-17
   days on market $119,900 Active 59 DOM
4. 2026-06-16
   days on market $119,900 Active 58 DOM
5. 2026-06-15
   days on market $119,900 Active 57 DOM
6. 2026-06-13
   days on market $119,900 Active 55 DOM
7. 2026-06-12
   days on market $119,900 Active 54 DOM
8. 2026-06-09
   days on market $119,900 Active 51 DOM
9. 2026-06-08
   days on market $119,900 Active 50 DOM
10. 2026-06-07
    days on market $119,900 Active 49 DOM
11. 2026-06-07
    days on market $119,900 Active 48 DOM
12. 2026-06-04
    days on market $119,900 Active 45 DOM
13. 2026-06-02
    days on market $119,900 Active 44 DOM
14. 2026-06-01
    days on market $119,900 Active 43 DOM
15. 2026-05-31
    days on market $119,900 Active 42 DOM
16. 2026-04-19
    listed $119,900 Active 650-char remark

    Show marketing remark (650 chars)

    Enjoy the best of lake-area living at 27936 Sammons Avenue in Warsaw, Missouri! This inviting property offers the perfect blend of comfort, functionality, and fun, featuring a spacious detached shop ideal for storage, hobbies, or a workshop. Step outside to a covered patio area—perfect for relaxing, entertaining, or unwinding after a day on the water. Even better, all lake toys are included, making this a true turnkey opportunity for anyone looking to dive right into the lake lifestyle. Whether you're searching for a full-time home, weekend getaway, or investment property, this one is ready for you to start making memories from day one.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 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: $15,079
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − HOA: −$60
• − Depreciation: −$3,171
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,537/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance to improve its condition and value. Painting and cleaning are the highest-ROI updates.

Repairs flagged

• Moderate exterior siding — Light wear
• Major interior walls — Severe wear
• Major flooring — Worn and dirty

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior — Enhances interior appearance and value
• Both clean and maintain flooring — Improves living experience and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear	Moderate	$3,000–15,000
interior walls · Severe wear	Major	$15,000–50,000
flooring · Worn and dirty	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior — Enhances interior appearance and value ↑
• Both clean and maintain flooring — Improves living experience and value ↑

ⓘ 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: Lincoln R-II
• NCES district ID: 2918670
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 50% ▲ 8.00%
• Median HH income: $35,713
• Composite: 38.49/100
• National rank: #4182
• State rank: #91 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

• 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

• 2026-04-19 Listed $119,900 WCAR