709 N Washington St · Warrensburg, MO 64093

$120,000

2 bd · 1.0 ba · 1,036 sqft · Other public records · 104 Days on market

Built 1910 0.56 ac lot $116/sqft · 31% below area Est $195k · 39% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath investment property on huge half acre lot. If you are looking for your first rental property or a home you can add some sweat equity to the value, then this could be the home for you.

Key facts

• 0.56 acre lot
• Built 1910
• Listed 103 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 $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in Warrensburg — 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 74/100 on livability (#71 in MO, #4,801 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D+, commute F.
• Warrensburg R-VI (town): math 30% / reading 45% proficiency, ranked #184 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 80 units permitted in Johnson County in 2024 (27 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.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $195,398
• List price: $120,000
• Delta: -38.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $747
• Equity at exit: $17,892

10-year hold

• IRR: 13.4%
• Equity multiple: 2.23×
• Total profit: $41,415
• 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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $243

Break-even live

Break-even rent $927

Max offer price $120,000

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

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 N Main St Unit B Warrensburg, MO	3.0	1.0	1073	$1,200	$1.12	43d	1	0.48mi
124 N Main St Unit A Warrensburg, MO	3.0	2.0	1300	$1,300	$1.00	43d	1	0.70mi
219 Grover St Unit A Warrensburg, MO	2.0	1.5	1250	$1,100	$0.88	43d	1	0.76mi
309 Broad St Warrensburg, MO	3.0	1.0	1032	$1,400	$1.36	43d	1	0.86mi
502 S Main St Warrensburg, MO	2.0–4.0	1.0–2.0	942	$400	$0.42	43d	18	1.03mi
502 W Clark St Unit 1 Warrensburg, MO	2.0	1.0	900	$825	$0.92	43d	1	1.15mi
317 Franklin St Unit C-205 Warrensburg, MO	2.0	1.0	730	$865	$1.18	43d	1	1.31mi
1504 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.36mi
1508 Coventry Dr Apt A Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.36mi
819 Broad St Warrensburg, MO	3.0	1.5	1500	$1,100	$0.73	43d	1	1.38mi
1510 Coventry Ct Unit B Warrensburg, MO	3.0	2.0	1200	$1,495	$1.25	43d	1	1.38mi
1506 Coventry Ct Unit B Warrensburg, MO	3.0	2.0	1100	$1,495	$1.36	43d	1	1.38mi
1006 Foxridge Dr Warrensburg, MO	3.0	2.0	1250	$1,400	$1.12	43d	1	1.39mi

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 104 DOM
2. 2026-06-18
   days on market $120,000 Active 103 DOM
3. 2026-06-17
   days on market $120,000 Active 102 DOM
4. 2026-06-16
   days on market $120,000 Active 101 DOM
5. 2026-06-15
   days on market $120,000 Active 100 DOM
6. 2026-06-14
   days on market $120,000 Active 98 DOM
7. 2026-06-12
   days on market $120,000 Active 97 DOM
8. 2026-06-09
   days on market $120,000 Active 94 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-08
    days on market $120,000 Active 93 DOM
11. 2026-06-07
    days on market $120,000 Active 92 DOM
12. 2026-06-03
    days on market $120,000 Active 88 DOM
13. 2026-06-02
    days on market $120,000 Active 87 DOM
14. 2026-06-01
    days on market $120,000 Active 86 DOM
15. 2026-05-31
    days on market $120,000 Active 85 DOM
16. 2026-05-30
    days on market $120,000 Active 84 DOM
17. 2026-03-07
    listed $120,000 Active 201-char remark

    Show marketing remark (201 chars)

    2 bedroom 1 bath investment property on huge half acre lot. If you are looking for your first rental property or a home you can add some sweat equity to the value, then this could be the home for you.

18. 2022-04-10
    price $800
19. 2003-03-31
    soldstatus 198-char remark

    Show marketing remark (198 chars)

    GREAT AREA FOR MULTI FAMILY HOUSING. LOT IS LARGE AND WOULD BE IDEAL FOR DUPLEXES, ETC. hOUSE IS LIVABLE BUT NEEDS SOME TLC. wOULD BE GREAT PURCHASE FOR STUDENT AT CMSU. ONLY 1 BLOCK OFF BUSINESS 50

20. 2002-12-01
    soldstatus
21. 2002-09-01
    soldstatus
22. 2002-07-15
    listed $39,900 198-char remark

    Show marketing remark (198 chars)

    GREAT AREA FOR MULTI FAMILY HOUSING. LOT IS LARGE AND WOULD BE IDEAL FOR DUPLEXES, ETC. hOUSE IS LIVABLE BUT NEEDS SOME TLC. wOULD BE GREAT PURCHASE FOR STUDENT AT CMSU. ONLY 1 BLOCK OFF BUSINESS 50

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$532/yr (+$44/mo · 84.1%)

ⓘ 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 ≥109°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: $14,814
• − Mortgage interest: −$6,722
• − Property taxes: −$632
• − Insurance: −$600
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,491
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,679/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: Warrensburg R-VI
• NCES district ID: 2931020
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $43,760
• Composite: 31.77/100
• National rank: #5895
• State rank: #184 of 324 in MO

Livability — Warrensburg

• Score: 74/100
• State rank: #71
• US rank: #4801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, MO
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, 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

+200.8% since first listed

6 events — show timeline

• 2026-03-07 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-10 Price Changed $800 RENT.
• 2003-03-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-12-01 Sold (Public Records) — Public Records
• 2002-09-01 Sold (Public Records) — Public Records
• 2002-07-15 Listed $39,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $632 · +4.0% YoY. Source: county tax records.