2705 Rosebud Cir · Sedalia, MO 65301

$150,000

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 178 Days on market

Built 1975 9,585 sqft lot $115/sqft · 13% below area Est $172k · 13% under

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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 +17.2/30.0
• ARV discount +13.2/15.0
• DSCR +5.4/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• 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

Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life. Interior and exterior updates are needed throughout. If paint fumes, demo days, and value-add potential make your heart beat a little faster… then congratulations, you may have just met your next project. Home is being sold as-is with no repairs. Investors, renovators, and DIY warriors—this one’s calling your name.

Key facts

• 9,585 sq ft lot
• Built 1975
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.5% below list).
• Recommended offer: $130k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $1k 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 178 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Recommended offer $129,755 (13.5% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 0.87% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $171,580
• List price: $150,000
• Delta: -12.58%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2531 Maplewood Ln	0.10mi	3/2.0	1,234 (-6%)	6mo	$235,000	$190	77
4005 South Lake Cir	0.19mi	2/1.5 (-1)	1,144 (-12%)	10mo	$115,000	$101	55
6502 Monsees Dr	0.40mi	3/1.0	1,446 (+11%)	17mo	$175,000	$121	49

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-17,551
• Equity at exit: $22,365

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,733
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $107

Break-even live

Break-even rent $1,162

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $192	-5% $149	+0% $107	+5% $64	+10% $22
Rent	-10% $4	-5% $56	+0% $107	+5% $158	+10% $209
Rate	-1.0pp $182	-0.5pp $145	base $107	+0.5pp $68	+1.0pp $28

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-05
   days on market $150,000 Active 178 DOM
2. 2026-06-03
   days on market $150,000 Active 177 DOM
3. 2026-06-02
   days on market $150,000 Active 176 DOM
4. 2026-06-01
   days on market $150,000 Active 175 DOM
5. 2026-05-31
   days on market $150,000 Active 174 DOM
6. 2026-05-30
   days on market $150,000 Active 173 DOM
7. 2026-03-20
   price $150,000 920-char remark

   Show marketing remark (584 chars)

   Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

8. 2026-03-20
   price $150,000 584-char remark

   Show marketing remark (584 chars)

   Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

9. 2026-01-27
   price $152,000 920-char remark

   Show marketing remark (584 chars)

   Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

10. 2026-01-27
    price $152,000 584-char remark

    Show marketing remark (584 chars)

    Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

11. 2025-12-09
    listed $154,000 Active 584-char remark

    Show marketing remark (584 chars)

    Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

12. 2025-12-08
    historical $154,000 584-char remark

    Show marketing remark (584 chars)

    Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life.

13. 2025-12-05
    listed $154,000 Active 920-char remark

    Show marketing remark (920 chars)

    Opportunity is knocking on Rosebud Circle—bring your tools, your vision, and maybe your favorite “before & after” playlist. This property is being sold strictly as an investment opportunity and offers the perfect chance for a savvy buyer to build equity through renovation. Located in a quiet Sedalia cul-de-sac, this home sits on a spacious lot and has a solid layout ready for transformation. Whether you're looking to flip, rent, or create a long-term hold, the bones are here—you just need the time, talent, and elbow grease to bring it back to life. Interior and exterior updates are needed throughout. If paint fumes, demo days, and value-add potential make your heart beat a little faster… then congratulations, you may have just met your next project. Home is being sold as-is with no repairs. Investors, renovators, and DIY warriors—this one’s calling your name.

14. 2023-11-21
    status Pending
15. 2023-11-01
    listed $170,000 Active
16. 2021-02-04
    soldstatus
17. 2021-02-04
    soldstatus
18. 2021-02-04
    soldstatus
19. 2020-12-15
    listed $157,000
20. 2020-12-15
    listed $157,000
21. 2019-09-27
    soldstatus
22. 2018-08-16
    listed $60,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$626/yr (+$52/mo · 75.6%)

ⓘ 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: $15,571
• − Mortgage interest: −$8,402
• − Property taxes: −$829
• − Insurance: −$750
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,364
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,586/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

+150.0% since first listed

16 events — show timeline

• 2026-03-20 Price Changed $150,000 WCAR
• 2026-03-20 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $152,000 WCAR
• 2026-01-27 Price Changed $152,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Listed $154,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-08 Coming Soon $154,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-05 Listed $154,000 WCAR
• 2023-11-21 Pending — WCAR
• 2023-11-01 Listed $170,000 WCAR
• 2021-02-04 Sold (Public Records) — Public Records
• 2021-02-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-04 Sold (MLS) — WCAR
• 2020-12-15 Listed $157,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-15 Listed $157,000 WCAR
• 2019-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-16 Listed $60,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $829 · +4.2% YoY. Source: county tax records.