128 E Sigler

Memphis, MO 63555

$85,500A

5 bd · 1.0 ba · 2,288 sqft · Built 1900 · SingleFamily · Active · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,378/mo
• Mortgage (P&I): −$448
• Tax + insurance: −$71
• HOA: −$0
• Vac / Maint / Mgmt: −$289
• Net cashflow: $569/mo
• Annual: $6,833/yr
• Cap rate: 14.29%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• 1% rule: 1.61%
• Cash to close: $23,940

Investor read

• This is a 5-bed/1.0-bath single-family listed at $86k.
• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• In year one you build about $9k of equity ($591 loan paydown + $8k appreciation (9.6% local appreciation)).
• Location reads 75/100 on livability (#58 in MO, #4,152 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Scotland County R-I (rural): math 37% / reading 45% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scotland Co. Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 311 students, 50% FRL); Scotland Co. High (math 42% / reading 47%, grade F, #179 of 521 statewide, top 39%, 236 students, 48% FRL).
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP.
• Scotland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 1900 — 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.