1915 S Sneed Ave · Sedalia, MO 65301

$91,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 27 Days on market

Built 1940 0.27 ac lot $95/sqft · 33% below area Est $137k · 33% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• 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

Take a look at this inviting 2-bedroom, 1-bath home that blends comfort, functionality, and everyday convenience. Inside, you’ll find a spacious living room, an eat-in kitchen perfect for casual dining, and two bright, comfortable bedrooms filled with natural light. Outside, the long driveway offers ample off-street parking, complemented by a 1-car detached garage. The yard provides just the right amount of space to relax, garden, or enjoy the outdoors. Whether you’re a first-time buyer, looking to downsize, or searching for your next investment opportunity, this home offers great potential and a place to make your own.

Key facts

• Eat-in kitchen
• Spacious living room
• Detached garage

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• AMPLE OFF-STREET PARKING
• DETACHED GARAGE
• YARD SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (total of 1 parking space)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered porch; Asphalt road frontage

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Wood-framed windows; Crawl space with sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $90k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 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 $629 of loan paydown is wiped out by about $3k 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 27 days — a 2% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,635 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $136,750
• List price: $91,000
• Delta: -33.46%
• 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
1703 S Warren Ave	0.35mi	2/1.0	920 (-4%)	6mo	$64,995	$71	71
1404 S Grand Ave	0.45mi	3/1.0 (+1)	948 (-1%)	3mo	$153,000	$161	69
1624 S Barrett Ave	0.23mi	3/2.0 (+1)	936 (-2%)	10mo	$140,000	$150	68
2011 S Harrison Ave	0.39mi	3/1.0 (+1)	864 (-10%)	1mo	$138,000	$160	60
1704 S Moniteau St	0.55mi	3/2.0 (+1)	950 (-1%)	6mo	$190,000	$200	59
1824 S Grand Ave	0.28mi	2/2.0	1,100 (+15%)	1mo	$174,500	$159	57
1608 Country Club Blvd	0.48mi	3/1.0 (+1)	1,008 (+5%)	11mo	$80,000	$79	55
1100 S Missouri Ave	0.64mi	2/1.0	888 (-8%)	8mo	$55,000	$62	51
2416 Greenwood Ln	0.38mi	3/1.0 (+1)	1,104 (+15%)	13mo	$107,900	$98	42
1633 Honeysuckle Rd	0.50mi	3/1.0 (+1)	816 (-15%)	6mo	$134,000	$164	41
1505 S Moniteau St	0.61mi	2/1.0	1,073 (+12%)	13mo	$85,000	$79	41
1423 S Moniteau Ave	0.62mi	3/1.5 (+1)	1,100 (+15%)	1mo	$199,999	$182	39

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-224
• Equity at exit: $13,568

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $18,441
• Equity at exit: $7,868

Cash invested: $25,480 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $228

Break-even live

Break-even rent $719

Max offer price $91,000

Occupancy floor 72%

Sensitivity live

Price	-10% $280	-5% $254	+0% $228	+5% $203	+10% $177
Rent	-10% $149	-5% $189	+0% $228	+5% $268	+10% $308
Rate	-1.0pp $274	-0.5pp $251	base $228	+0.5pp $205	+1.0pp $181

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 S State Fair Blvd Sedalia, MO	2.0	2.0	934	$1,218	$1.30	44d	15	0.71mi
1900 W 10th St Sedalia, MO	1.0	1.0	750	$815	$1.09	44d	1	0.78mi

Listing history 7 events

1. 2026-06-01
   statusdays on market $91,000 Pending 27 DOM
2. 2026-05-31
   days on market $91,000 Active 26 DOM
3. 2026-05-30
   days on market $91,000 Active 25 DOM
4. 2026-05-05
   listed $91,000 Active 639-char remark
5. 2025-10-30
   status Pending
6. 2025-10-10
   listed $91,000 Active
7. 1973-12-01
   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: $631 · $53/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$251/yr (+$21/mo · 39.8%)

ⓘ 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 · 17 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: $12,093
• − Mortgage interest: −$5,097
• − Property taxes: −$631
• − Insurance: −$455
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,647
• Taxable income: $1,327
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,422/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

+0.0% since first listed

6 events — show timeline

• 2026-06-15 Sold (MLS) — WCAR
• 2026-06-01 Pending — WCAR
• 2026-05-05 Listed $91,000 WCAR
• 2025-10-30 Pending — WCAR
• 2025-10-10 Listed $91,000 WCAR
• 1973-12-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $631 · +3.9% YoY. Source: county tax records.