1616 S Vermont Ave · Sedalia, MO 65301

$70,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 50 Days on market

Built 1900 0.26 ac lot Est $85k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute As Can Be!!! 3 bedrooms, jet tub, stainless steel appliances in the kitchen all stay along with the washer and dryer combo unit, partial basement, detached garage all sitting on a quiet double lot in central Sedalia. Priced at only $63,900 this should not last long, call today to schedule your appointment to make this your forever home.

Key facts

• 0.26 acre lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch); Living area approximately 780 above-grade
• Construction: Board & batten siding; Composition roof; Estimated age: 101 years or older
• Exterior features: Partial fencing; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.5% in Sedalia — 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 71/100 on livability (#107 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Sedalia 200 (town): math 47% / reading 46% proficiency, ranked #89 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smith-Cotton High School (math 46% / reading 58%, grade D+, #92 of 521 statewide, top 20%, 1,474 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pettis County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $85,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 S Ohio Ave	0.26mi	2/1.0	780 (0%)	12mo	$84,900	$109	78
2011 S Harrison Ave	0.29mi	3/1.0 (+1)	864 (+11%)	1mo	$138,000	$160	63
1100 S Missouri Ave	0.32mi	2/1.0	888 (+14%)	8mo	$55,000	$62	55
110 E 11th St	0.43mi	2/2.0	816 (+5%)	19mo	$85,000	$104	52

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $18,973
• Equity at exit: $10,437

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $55,531
• Equity at exit: $6,052

Cash invested: $19,600 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 220
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $476

Break-even live

Break-even rent $556

Max offer price $70,000

Occupancy floor 54%

Sensitivity live

Price	-10% $516	-5% $496	+0% $476	+5% $456	+10% $437
Rent	-10% $385	-5% $430	+0% $476	+5% $522	+10% $568
Rate	-1.0pp $511	-0.5pp $494	base $476	+0.5pp $458	+1.0pp $440

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 W 10th St Sedalia, MO	1.0	1.0	750	$815	$1.09	45d	1	1.04mi
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	45d	15	1.09mi
1108 E 10th St Sedalia, MO	2.0	1.0	864	$1,750	$2.03	45d	1	1.13mi

Listing history 12 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-10
   price $70,000
4. 2026-04-02
   price $79,000
5. 2026-03-19
   listed $85,000 Active
6. 2013-06-13
   soldstatus 343-char remark

   Show marketing remark (343 chars)

   Cute As Can Be!!! 3 bedrooms, jet tub, stainless steel appliances in the kitchen all stay along with the washer and dryer combo unit, partial basement, detached garage all sitting on a quiet double lot in central Sedalia. Priced at only $63,900 this should not last long, call today to schedule your appointment to make this your forever home.

7. 2013-02-09
   listed $63,900 343-char remark

   Show marketing remark (343 chars)

   Cute As Can Be!!! 3 bedrooms, jet tub, stainless steel appliances in the kitchen all stay along with the washer and dryer combo unit, partial basement, detached garage all sitting on a quiet double lot in central Sedalia. Priced at only $63,900 this should not last long, call today to schedule your appointment to make this your forever home.

8. 2002-12-06
   soldstatus
9. 1993-07-16
   soldstatus
10. 1993-02-08
    soldstatus
11. 1992-11-17
    soldstatus
12. 1992-09-16
    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: $515 · $43/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$164/yr (+$14/mo · 31.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,904
• − Mortgage interest: −$3,921
• − Property taxes: −$515
• − Insurance: −$350
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,036
• Taxable income: $4,857
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,548/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: Sedalia 200
• NCES district ID: 2927830
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,452
• Composite: 38.7/100
• National rank: #4141
• State rank: #89 of 324 in MO

Livability — Sedalia

• Score: 71/100
• State rank: #107
• US rank: #6990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedalia, MO
• County: Pettis County · 35,091 people
• City population: 35,091
• Metro: Sedalia, MO
• Population (ZIP): 35,091
• Household income: $58,064
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1021.0

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Subsaharan African 3% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.80%
• Current HPI: 292.8224
• Rent YoY: —
• Metro: Sedalia, 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

+9.5% since first listed

12 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2013-06-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-02-09 Listed $63,900 Heartland MLS as Distributed by MLS Grid
• 2002-12-06 Sold (Public Records) — Public Records
• 1993-07-16 Sold (Public Records) — Public Records
• 1993-02-08 Sold (Public Records) — Public Records
• 1992-11-17 Sold (Public Records) — Public Records
• 1992-09-16 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $515 · +2.2% YoY. Source: county tax records.