1126 Franklin St · Moberly, MO 65270

$69,000

3 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 147 Days on market

Built 1900 0.39 ac lot $68/sqft · 35% below area Est $134k · 49% under ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

1 1/2 Story 3 Bedroom, 1 Bath Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room. Upper level features 2 Bedrooms-one has Patio Doors opening onto a Juliet Balcony. All Electric Home, Baseboard Heat, Large Lot, West Side yard has chain link fence, Full Covered Front Porch, Full U/F Basement. Seller will provide Occupancy Certificate prior to Closing. More photos coming soon.

Key facts

• All electric home
• Patio doors
• Juliet balcony

Tags

• BEDROOM ON MAIN FLOOR
• FULL BATH
• PANTRY LAUNDRY ROOM
• PATIO DOORS
• JULIET BALCONY
• ALL ELECTRIC HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.58% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (median comp): $134,464
• List price: $69,000
• Delta: -48.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Concannon St	0.17mi	3/1.0	968 (-5%)	1mo	$148,000	$153	83
1029 Concannon St	0.21mi	3/2.0	960 (-6%)	2mo	$165,000	$172	75
1007 Myra St	0.30mi	2/1.0 (-1)	950 (-7%)	11mo	$145,000	$153	60
1204 Fisk Ave	0.47mi	2/1.0 (-1)	954 (-6%)	8mo	$159,900	$168	56
1312 Concannon St	0.14mi	2/1.0 (-1)	1,155 (+13%)	12mo	$140,000	$121	56
837 Myra St	0.39mi	3/2.0	1,130 (+11%)	8mo	$149,500	$132	53
1003 Bond St	0.23mi	2/1.0 (-1)	1,168 (+15%)	11mo	$35,000	$30	51
1100 Quinn St	0.41mi	2/1.0 (-1)	928 (-9%)	13mo	$45,000	$48	51
126 Bedford St	0.45mi	2/1.0 (-1)	924 (-9%)	11mo	$115,000	$124	50
620 Burkholder St	0.45mi	2/1.0 (-1)	1,150 (+13%)	6mo	$159,500	$139	48
1323 Henry St	0.30mi	3/2.0	1,170 (+15%)	12mo	$43,900	$38	47
319 S 6th St	0.73mi	2/1.0 (-1)	966 (-5%)	8mo	$89,900	$93	46

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: 21.4%
• Equity multiple: 1.87×
• Total profit: $16,883
• Equity at exit: $10,288

10-year hold

• IRR: 29.5%
• Equity multiple: 3.63×
• Total profit: $50,788
• Equity at exit: $5,966

Cash invested: $19,320 (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: 136
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $441

Break-even live

Break-even rent $532

Max offer price $69,000

Occupancy floor 55%

Sensitivity live

Price	-10% $480	-5% $460	+0% $441	+5% $421	+10% $402
Rent	-10% $355	-5% $398	+0% $441	+5% $484	+10% $527
Rate	-1.0pp $476	-0.5pp $458	base $441	+0.5pp $423	+1.0pp $405

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Cockrell Dr Moberly, MO	2.0	2.0	1150	$1,090	$0.95	44d	1	1.38mi

Listing history 37 events

1. 2026-06-21
   days on market $69,000 Active 147 DOM
2. 2026-06-18
   days on market $69,000 Active 145 DOM
3. 2026-06-17
   days on market $69,000 Active 144 DOM
4. 2026-06-16
   days on market $69,000 Active 143 DOM
5. 2026-06-15
   days on market $69,000 Active 142 DOM
6. 2026-06-13
   days on market $69,000 Active 140 DOM
7. 2026-06-12
   days on market $69,000 Active 139 DOM
8. 2026-06-09
   days on market $69,000 Active 136 DOM
9. 2026-06-08
   days on market $69,000 Active 135 DOM
10. 2026-06-07
    days on market $69,000 Active 134 DOM
11. 2026-06-07
    days on market $69,000 Active 133 DOM
12. 2026-06-04
    days on market $69,000 Active 130 DOM
13. 2026-06-02
    days on market $69,000 Active 129 DOM
14. 2026-06-01
    days on market $69,000 Active 128 DOM
15. 2026-05-31
    days on market $69,000 Active 127 DOM
16. 2026-02-18
    status Active 386-char remark

    Show marketing remark (366 chars)

    3 Bedroom, 1 Bath, 1 1/2 Story Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room combo. Upper level features 2 Bedrooms. Front Bedroom has Patio Doors Opening onto a Juliet Balcony. All Electric Home, Large Lot, Sideyard with chained line fence, Full Covered Front Porch, Full Unfinished basement. Seller will provide Occupany certificate prior to closing.

17. 2026-02-18
    status Active 366-char remark

    Show marketing remark (366 chars)

    3 Bedroom, 1 Bath, 1 1/2 Story Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room combo. Upper level features 2 Bedrooms. Front Bedroom has Patio Doors Opening onto a Juliet Balcony. All Electric Home, Large Lot, Sideyard with chained line fence, Full Covered Front Porch, Full Unfinished basement. Seller will provide Occupany certificate prior to closing.

18. 2026-02-05
    status Pending 386-char remark

    Show marketing remark (386 chars)

    1 1/2 Story 3 Bedroom, 1 Bath Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room. Upper level features 2 Bedrooms-one has Patio Doors opening onto a Juliet Balcony. All Electric Home, Baseboard Heat, Large Lot, West Side yard has chain link fence, Full Covered Front Porch, Full U/F Basement. Seller will provide Occupancy Certificate prior to Closing. More photos coming soon.

19. 2026-01-12
    listed $69,000 Active 366-char remark

    Show marketing remark (386 chars)

    1 1/2 Story 3 Bedroom, 1 Bath Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room. Upper level features 2 Bedrooms-one has Patio Doors opening onto a Juliet Balcony. All Electric Home, Baseboard Heat, Large Lot, West Side yard has chain link fence, Full Covered Front Porch, Full U/F Basement. Seller will provide Occupancy Certificate prior to Closing. More photos coming soon.

20. 2026-01-12
    listed $69,000 Active 386-char remark

    Show marketing remark (386 chars)

    1 1/2 Story 3 Bedroom, 1 Bath Home. Bedroom on Main Floor, Full Bath, Pantry/Laundry Room. Upper level features 2 Bedrooms-one has Patio Doors opening onto a Juliet Balcony. All Electric Home, Baseboard Heat, Large Lot, West Side yard has chain link fence, Full Covered Front Porch, Full U/F Basement. Seller will provide Occupancy Certificate prior to Closing. More photos coming soon.

21. 2024-06-24
    price $59,900
22. 2024-06-24
    price $59,900
23. 2024-05-06
    price $64,900
24. 2024-05-06
    price $64,900
25. 2024-02-22
    status Active
26. 2024-02-22
    status Active
27. 2024-02-06
    historical
28. 2024-01-30
    price $69,900
29. 2024-01-30
    price $69,900
30. 2023-10-12
    price $74,900
31. 2023-09-06
    listed $79,900 Active
32. 2023-09-05
    listed $74,900 Active
33. 2008-03-12
    soldstatus
34. 2006-08-28
    soldstatus
35. 1999-04-13
    soldstatus
36. 1997-07-21
    soldstatus
37. 1997-06-23
    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: $355 · $30/mo
• Projected year-2 tax: $669 · $56/mo
• Expected delta: +$314/yr (+$26/mo · 88.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 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: $13,080
• − Mortgage interest: −$3,865
• − Property taxes: −$355
• − Insurance: −$345
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,007
• Taxable income: $4,415
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,231/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

-7.9% since first listed

22 events — show timeline

• 2026-02-18 Relisted — CBORMLS
• 2026-02-18 Relisted — RCBR
• 2026-02-05 Pending — CBORMLS
• 2026-01-12 Listed $69,000 RCBR
• 2026-01-12 Listed $69,000 CBORMLS
• 2024-06-24 Price Changed $59,900 RCBR
• 2024-06-24 Price Changed $59,900 CBORMLS
• 2024-05-06 Price Changed $64,900 RCBR
• 2024-05-06 Price Changed $64,900 CBORMLS
• 2024-02-22 Relisted — RCBR
• 2024-02-22 Relisted — CBORMLS
• 2024-02-06 Delisted — CBORMLS
• 2024-01-30 Price Changed $69,900 RCBR
• 2024-01-30 Price Changed $69,900 CBORMLS
• 2023-10-12 Price Changed $74,900 CBORMLS
• 2023-09-06 Listed $79,900 CBORMLS
• 2023-09-05 Listed $74,900 RCBR
• 2008-03-12 Sold (Public Records) — Public Records
• 2006-08-28 Sold (Public Records) — Public Records
• 1999-04-13 Sold (Public Records) — Public Records
• 1997-07-21 Sold (Public Records) — Public Records
• 1997-06-23 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $355 · +15.8% YoY. Source: county tax records.