611 W Samuel St

Hamilton, MO 64644

$40,000A-

3 bd · 1.5 ba · 2,132 sqft · Built 1915 · Other · Active · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,272/mo
• Mortgage (P&I): −$210
• Tax + insurance: −$96
• HOA: −$0
• Vac / Maint / Mgmt: −$267
• Net cashflow: $700/mo
• Annual: $8,397/yr
• Cap rate: 27.29%
• Cash-on-cash: 74.97%
• DSCR: 4.34
• 1% rule: 3.18%
• Cash to close: $11,200

Investor read

• This is a 3-bed/1.5-bath other listed at $40k.
• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• It's been on market 20 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Location reads 77/100 on livability (#38 in MO, #3,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hamilton R-II (rural): math 42% / reading 47% proficiency, ranked #102 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamilton Elem. (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 289 students, 50% FRL); Hamilton Middle (math 42% / reading 37%, grade F, #189 of 391 statewide, top 51%, 149 students, 50% FRL); Penney High (math 24% / reading 64%, grade F, #179 of 521 statewide, top 39%, 203 students, 46% FRL).
• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 20 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.