2613 Dogwood Ct · Sedalia, MO 65301

$125,000

3 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 53 Days on market

Built 1979 0.26 ac lot $80/sqft · 38% below area Est $201k · 38% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• 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

Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

Key facts

• Spacious backyard
• Storage shed
• Updated kitchen

Tags

• CUL-DE-SAC
• SPACIOUS BACKYARD
• LARGE FENCED BACKYARD
• STORAGE SHED
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% 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.
• Market conditions: 213 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $200,708
• List price: $125,000
• Delta: -37.72%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Robin Ln	0.32mi	3/2.0	1,590 (+1%)	5mo	$230,000	$145	74
2904 Robin Ln	0.30mi	3/1.0	1,664 (+6%)	15mo	$179,000	$108	64
6304 Bluebird Cir	0.27mi	4/2.0 (+1)	1,560 (-1%)	17mo	$195,000	$125	63
6502 Monsees Dr	0.41mi	3/1.0	1,446 (-8%)	17mo	$175,000	$121	53

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,943
• Equity at exit: $18,638

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $15,350
• Equity at exit: $10,808

Cash invested: $35,000 (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: 213
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$52
• HOA: −$17
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $241

Break-even live

Break-even rent $1,006

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $312	-5% $276	+0% $241	+5% $205	+10% $170
Rent	-10% $137	-5% $189	+0% $241	+5% $293	+10% $344
Rate	-1.0pp $304	-0.5pp $273	base $241	+0.5pp $208	+1.0pp $175

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 10 events

1. 2026-05-19
   status Pending 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

2. 2026-05-18
   price $125,000 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

3. 2026-05-12
   price $144,900 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

4. 2026-04-23
   price $149,900 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

5. 2026-04-14
   price $159,900 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

6. 2026-03-27
   listed $165,000 Active 862-char remark

   Show marketing remark (862 chars)

   Home on Cul-de-Sac with Spacious Backyard! This 3 bedroom, 2 bath home is tucked away on a quiet cul-de-sac and offers a large fenced backyard—perfect for pets, kids, or entertaining. The property features a very nice storage shed plus an additional storage area, giving you plenty of extra space. Inside, you’ll find numerous updates throughout, including an updated kitchen with stainless steel appliances and both bathrooms renovated. The layout offers comfortable living with a bonus lower level family room, while the deck off the back provides a great spot to relax and enjoy the open field behind the home—giving it a peaceful, country feel. Some finishing touches are still needed, including stairs, trim, and a few doors, making this a great opportunity to add your personal touch and build equity. Cash or conventional financing only.

7. 2012-03-29
   soldstatus 158-char remark

   Show marketing remark (158 chars)

   This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

8. 2012-03-12
   listed $39,900 158-char remark

   Show marketing remark (158 chars)

   This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Renovation Mortgage Financing.

9. 2007-04-27
   soldstatus
10. 2000-12-11
    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: $845 · $70/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$368/yr (+$31/mo · 43.5%)

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

Taxation est. · year 1

• Rental income: $15,733
• − Mortgage interest: −$7,002
• − Property taxes: −$845
• − Insurance: −$625
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − HOA: −$204
• − Depreciation: −$3,636
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,672/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

• 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

+213.3% since first listed

10 events — show timeline

• 2026-05-19 Pending — WCAR
• 2026-05-18 Price Changed $125,000 WCAR
• 2026-05-12 Price Changed $144,900 WCAR
• 2026-04-23 Price Changed $149,900 WCAR
• 2026-04-14 Price Changed $159,900 WCAR
• 2026-03-27 Listed $165,000 WCAR
• 2012-03-29 Sold (MLS) — CMBR
• 2012-03-12 Listed $39,900 CMBR
• 2007-04-27 Sold (Public Records) — Public Records
• 2000-12-11 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $845 · +4.6% YoY. Source: county tax records.