304 S Frisco St

Crocker, MO 65452

$149,900D-

3 bd · 2.0 ba · 1,344 sqft · Built 1996 · Manufactured · Active · 91 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,001/mo
• Mortgage (P&I): −$786
• Tax + insurance: −$92
• HOA: −$0
• Vac / Maint / Mgmt: −$210
• Net cashflow: $-88/mo
• Annual: $-1,052/yr
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• 1% rule: 0.67%
• Cash to close: $41,972

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $150k.
• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (33.2% below list).
• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $100k (33.2% below list) — sets the bar for 1% rule.
• In year one you build about $956 of equity ($1k loan paydown + $-80 appreciation (-0.1% local appreciation)).
• Location reads 62/100 on livability (#406 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: employment D, amenities F, commute F.
• Crocker R-II (rural): math 17% / reading 34% proficiency, ranked #286 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crocker Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 265 students, 89% FRL); Crocker High (math 12% / reading 42%, grade F, #420 of 521 statewide, top 82%, 299 students, 40% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 91 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.